T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bapartmentluxury

T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€425,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €29,781/yr
Average Daily Rate: €269
Payback Period: 17.6 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 64 / 100
Comparable Properties: 5
Data Confidence: 54%
Search Radius: 2 km

True Investment Cost

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

€497,805

+17.1% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€497,805

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.0%

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: 124 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2008
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

central fountain in gardenvaulted ceilings in living areawell-maintained garden with cypress trees

Score Breakdown

ROI
16.52
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.48
Rental Demand
3.03
Payback Speed
2
STR Suitability
3

Description

Beautifully styled two-bedroom ground-floor apartment, set within an exclusive 5-star resort just moments from Carvoeiro. Surrounded by peaceful countryside yet only minutes from golden beaches, Ferragudo’s charm, and Carvoeiro, this is refined resort living at its best. From the moment you enter, the apartment impres

Location

📍 37.1213°N, 8.4888°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on PANORAMIC PROPERTIES →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$117K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,822/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
21.1 yr
Rental only

Property details

Year built: 2008
Energy: B-
Condition: excellent

Description

Beautifully styled two-bedroom ground-floor apartment, set within an exclusive 5-star resort just moments from Carvoeiro. Surrounded by peaceful countryside yet only minutes from golden beaches, Ferragudo’s charm, and Carvoeiro, this is refined resort living at its best. From the moment you enter, the apartment impres

Income Breakdown

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Nightly Rate (ADR)
$394/night
50% ($181)Brixfox estimate($394/night)200% ($724)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$21,862
Airbnb data$394/night · 30% occupancy
Rental income
$394/night · 30% occ.
$43,598
Running costs (20%)
Utilities, cleaning, maintenance
-$8,720
Income tax (10%)
Indonesian rental income tax
-$12,207
Property tax
Annual property tax
-$808
Net income
4.7% ROI
$21,862

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$541,092

Gross yield (asking)

9.4%

True gross yield (all-in)

8.1%

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.

$2.7M$2.0M$1.3M$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$517K
+22%
Rental Income
+$107K
Total Position
$624K
+47%
8.0%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$231K
Total Position
$860K
+102%
7.3%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$540K
Total Position
$1.5M
+246%
6.4%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$957K
Total Position
$2.3M
+449%
5.8%/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
4.7% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$362 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 $362 — 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 4.7% 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.
6.4%
$2,447/mo
current
40% occ.
8.5%
$3,286/mo
30% occ.
6.4%
$2,476/mo
current
40% occ.
8.6%
$3,314/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.