House in Gramacho - Vale da Pinta, Estômbar e Parchal
House in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2House in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3House in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4House in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+villaluxury

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

40%

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: €71,168/yr
Average Daily Rate: €493
Payback Period: 20.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 70.8 / 100
Comparable Properties: 6
Data Confidence: 57%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+16.1% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 207 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,385
(€6,210–€16,560)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.1%

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: 4
Bathrooms: 5
Building: 207 m²
Land: 1084 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenmultiple outdoor seating areasjacuzzigolf course viewssea views

Score Breakdown

ROI
15.21
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.96
Payback Speed
1
STR Suitability
3

Description

Discover this magnificent villa nestled in the heart of the prestigious Pestana Gramacho Golf Course, just a stroll from the Clubhouse and tennis courts, and a short drive to the beach and a host of restaurants and amenities. Set in 1,084 m² of mature well-stocked gardens, this property boasts uninterrupted views of

Location

📍 37.1347°N, 8.4802°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Engel & Völkers Portim​ão →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
207 m²
Land Plot
1084 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$330K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$4,326/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
25.0 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

Discover this magnificent villa nestled in the heart of the prestigious Pestana Gramacho Golf Course, just a stroll from the Clubhouse and tennis courts, and a short drive to the beach and a host of restaurants and amenities. Set in 1,084 m² of mature well-stocked gardens, this property boasts uninterrupted views of

Income Breakdown

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Nightly Rate (ADR)
$722/night
50% ($332)Brixfox estimate($722/night)200% ($1328)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$51,915
Airbnb data$722/night · 40% occupancy
Rental income
$722/night · 40% occ.
$104,209
Running costs (20%)
Utilities, cleaning, maintenance
-$20,842
Income tax (10%)
Indonesian rental income tax
-$29,178
Property tax
Annual property tax
-$2,273
Net income
4.0% ROI
$51,915

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$1,298,913
IMT (transfer tax, investment schedule)$97,418
Imposto de Selo (stamp duty)$10,391
Notary & registration$1,359
Legal / due diligence$19,484
Total acquisition costs$128,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,375
($6,750–$18,000)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,505,321

Gross yield (asking)

8.0%

True gross yield (all-in)

6.9%

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.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 19: 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
$1.5M
+22%
Rental Income
+$254K
Total Position
$1.7M
+43%
7.4%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$548K
Total Position
$2.3M
+94%
6.8%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.3M
Total Position
$3.9M
+227%
6.1%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.3M
Total Position
$6.1M
+414%
5.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$664 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1084 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $664 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1084 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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.
4.1%
$4,420/mo
40% occ.
5.5%
$5,956/mo
current
40% occ.
5.4%
$5,889/mo
current
50% occ.
6.9%
$7,425/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.