T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bapartmentmid-range

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€415,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.6%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €26,807/yr
Average Daily Rate: €213
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.8 years
5-yr Capital Value: €545,304
10-yr Capital Value: €663,445
Brixfox Score: 62.4 / 100
Comparable Properties: 18
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€479,485

+15.5% over asking

Asking price€415,000
IMT — Property transfer tax (investment schedule)€21,030
IS — Stamp duty (0.8%)€3,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,225
Total acquisition costs€31,825
Renovation (est. €55/m² × 142 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,810
(€4,260–€11,360)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€479,485

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.6%

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: 2
Bathrooms: 2
Building: 142 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf_course_view_balconyopen_plan_living_kitchen

Score Breakdown

ROI
15.95
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
4.84
Rental Demand
3.45
Payback Speed
2
STR Suitability
3

Description

For sale 2 bedroom first floor apartment on Vale de Pinta, Carvoeiro, Algarve Stunning apartment for sale on Vale de Pinta with stunning views over the 2nd fairway at Vale de Pinta, close to both Ferragudo and Carvoeiro, with 24 hour security and communal pool and gardens. PROPERTY This spacious 1st floor apartment

Location

📍 37.1315°N, 8.4784°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
142 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$115K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,658/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.7 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

For sale 2 bedroom first floor apartment on Vale de Pinta, Carvoeiro, Algarve Stunning apartment for sale on Vale de Pinta with stunning views over the 2nd fairway at Vale de Pinta, close to both Ferragudo and Carvoeiro, with 24 hour security and communal pool and gardens. PROPERTY This spacious 1st floor apartment

Income Breakdown

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Nightly Rate (ADR)
$316/night
50% ($145)Brixfox estimate($316/night)200% ($581)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$19,901
Airbnb data$316/night · 35% occupancy
Rental income
$316/night · 35% occ.
$39,789
Running costs (20%)
Utilities, cleaning, maintenance
-$7,958
Income tax (10%)
Indonesian rental income tax
-$11,141
Property tax
Annual property tax
-$789
Net income
4.4% ROI
$19,901

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$451,087
IMT (transfer tax, investment schedule)$22,859
Imposto de Selo (stamp duty)$3,609
Notary & registration$1,359
Legal / due diligence$6,766
Total acquisition costs$34,592
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,489
($4,630–$12,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$521,179

Gross yield (asking)

8.8%

True gross yield (all-in)

7.6%

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.

$2.5M$1.9M$1.3M$637K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $415K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$505K
+22%
Rental Income
+$97K
Total Position
$602K
+45%
7.7%/yr
Year 10
Capital Value
$614K
+48%
Rental Income
+$210K
Total Position
$824K
+99%
7.1%/yr
Year 20
Capital Value
$909K
+119%
Rental Income
+$492K
Total Position
$1.4M
+238%
6.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$871K
Total Position
$2.2M
+434%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$291 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $291 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.2%
$1,953/mo
40% occ.
7.0%
$2,625/mo
35% occ.
6.0%
$2,255/mo
current
45% occ.
7.8%
$2,928/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.