Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Avillaluxury

Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.1M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €93,757/yr
Average Daily Rate: €415
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.7 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 78.1 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 3 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€1.2M

+13.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

Estimates use Portugal's investment IMT schedule (non-permanent residence). Actual notary & legal vary; budget +€500–1,000 for surveyor, due-diligence and bank-mortgage fees if financing. Renovation cost is a heuristic on property condition × m² — verify with a site visit. Furnishing uses finish-level-tiered rates covering beds, living, kitchen, electronics, AL licence, linens & professional photography. Working capital (2-3 months operating buffer) not included.

Bedrooms: 3
Bathrooms: 4
Building: 230 m²
Land: 1863 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolvaulted ceilings with exposed beamsmulti-level living spacemodern kitchen with integrated appliances

Score Breakdown

ROI
18.29
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.19
Payback Speed
3
STR Suitability
3

Description

Attractive 3 bedroom villa for sale on Vale da Pinta, Carvoeiro.  For sale, immaculate, detached villa with a total constructed area of 230.3m2 (188.75m2 + 41.55m2) built in 2009 with only 1 owner, it is in excellent condition, comprising of 3 bedrooms, 3 bathrooms, 1 WC open plan dining area and fully fitted kitchen

Location

📍 37.1318°N, 8.4850°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Sampson Property →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
230 m²
Land Plot
1863 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$304K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$5,702/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.5 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

Attractive 3 bedroom villa for sale on Vale da Pinta, Carvoeiro.  For sale, immaculate, detached villa with a total constructed area of 230.3m2 (188.75m2 + 41.55m2) built in 2009 with only 1 owner, it is in excellent condition, comprising of 3 bedrooms, 3 bathrooms, 1 WC open plan dining area and fully fitted kitchen

Income Breakdown

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Nightly Rate (ADR)
$600/night
50% ($276)Brixfox estimate($600/night)200% ($1105)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$68,426
Airbnb data$600/night · 62% occupancy
Rental income
$600/night · 62% occ.
$135,612
Running costs (20%)
Utilities, cleaning, maintenance
-$27,122
Income tax (10%)
Indonesian rental income tax
-$37,971
Property tax
Annual property tax
-$2,092
Net income
5.7% ROI
$68,426

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,352,011

Gross yield (asking)

11.3%

True gross yield (all-in)

10.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$7.5M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
Capital appreciation
Property value growing at +4%/yr based on Lagoa/Carvoeiro market trends.
Rental income
Cumulative net rental earnings collected over time, growing with annual revenue increases.
Total return
Capital value + rental income. Your actual total position if you sold and kept all rent.
Paid back
Year 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$334K
Total Position
$1.7M
+52%
8.7%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$722K
Total Position
$2.3M
+114%
7.9%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.7M
Total Position
$4.1M
+273%
6.8%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$3.0M
Total Position
$6.6M
+497%
6.1%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$552 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1863 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $552 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1863 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
5.2%
$5,180/mo
52% occ.
6.5%
$6,458/mo
62% occ.
7.8%
$7,736/mo
current
72% occ.
9.0%
$9,014/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.