T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€170,000

Asking Price (EUR)

10.9%

True Net Yield (Owner, all-in)

7.6%

True Net Yield (Managed, all-in)

16.8%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €33,758/yr
Average Daily Rate: €154
Payback Period: 6.3 years
5-yr Capital Value: €223,377
10-yr Capital Value: €271,773
Brixfox Score: 74 / 100
Comparable Properties: 4
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€200,458

+17.9% over asking

Asking price€170,000
IMT — Property transfer tax (investment schedule)€3,298
IS — Stamp duty (0.8%)€1,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,550
Total acquisition costs€8,458
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€200,458

Gross yield (asking price)

19.9%

True gross yield (all-in)

16.8%

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: 1
Bathrooms: 1
Building: 40 m²
Style: contemporary
Condition: excellent
Year Built: 2018
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchenettemodern minimalist decorlarge communal pool area

Score Breakdown

ROI
25
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
2.8
Rental Demand
6.01
Payback Speed
5
STR Suitability
3

Description

Elegant studio apartment with a separate bedroom, on a prestigious new resort near Carvoeiro. ** Please note this apartment is only suitable as an investment property or occasional holidays. IT IS NOT POSSIBLE TO USE AS A PERMANENT RESIDENCE. ** Nestled on the edge of the renowned Gramacho golf course, this elegant s

Location

📍 37.1236°N, 8.4961°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T1 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
40 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+19.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$47K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.6%
$2,101/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
7.3 yr
Rental only

Property details

Year built: 2018
Energy: C
Condition: excellent

Description

Elegant studio apartment with a separate bedroom, on a prestigious new resort near Carvoeiro. ** Please note this apartment is only suitable as an investment property or occasional holidays. IT IS NOT POSSIBLE TO USE AS A PERMANENT RESIDENCE. ** Nestled on the edge of the renowned Gramacho golf course, this elegant s

Income Breakdown

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Nightly Rate (ADR)
$224/night
50% ($103)Brixfox estimate($224/night)200% ($412)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$25,212
Airbnb data$224/night · 60% occupancy
Rental income
$224/night · 60% occ.
$49,107
Running costs (20%)
Utilities, cleaning, maintenance
-$9,821
Income tax (10%)
Indonesian rental income tax
-$13,750
Property tax
Annual property tax
-$323
Net income
13.6% ROI
$25,212

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$184,783
IMT (transfer tax, investment schedule)$3,585
Imposto de Selo (stamp duty)$1,478
Notary & registration$1,359
Legal / due diligence$2,772
Total acquisition costs$9,193
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$217,889

Gross yield (asking)

26.6%

True gross yield (all-in)

22.5%

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.

$1.9M$1.4M$952K$476K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $170K
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 7: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$207K
+22%
Rental Income
+$123K
Total Position
$330K
+94%
14.2%/yr
Year 10
Capital Value
$252K
+48%
Rental Income
+$266K
Total Position
$518K
+204%
11.8%/yr
Year 20
Capital Value
$372K
+119%
Rental Income
+$623K
Total Position
$996K
+486%
9.2%/yr
Year 30
Capital Value
$551K
+224%
Rental Income
+$1.1M
Total Position
$1.7M
+873%
7.9%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
13.6% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$206 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

High rental yield at 13.6% — outperforms most villas in this market
Premium nightly rate of $206 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

40% occ.
12.2%
$1,885/mo
50% occ.
15.3%
$2,361/mo
60% occ.
18.4%
$2,838/mo
current
70% occ.
21.5%
$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.