Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvillabudget

Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€950,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

46%

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: €19,845/yr
Average Daily Rate: €117
Payback Period: 58.2 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 57.9 / 100
Comparable Properties: 10
Data Confidence: 68%
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

+25.6% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation (est. €900/m² × 164 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€147,600
(€114,800–€180,400)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.7%

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: 164 m²
Land: 7860 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plot of landrural settingdistant views of the Algarve landscape

Score Breakdown

ROI
9.47
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.64
Payback Speed
0
STR Suitability
3

Description

Located in a privileged area of the Algarve, with panoramic views over two of the region’s most prestigious golf courses, Gramacho and Vale da Pinta, this urban property stands out for its exceptional potential, whether as a private residence or as an investment opportunity for redevelopment and resale. With 7,860 sqm,

Location

📍 37.1322°N, 8.4788°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Sotheby's Realty Carvoeiro →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Rua do Pestana Golf Resort, 296, Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
164 m²
Land Plot
7860 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$262K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$1,126/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
76.4 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Located in a privileged area of the Algarve, with panoramic views over two of the region’s most prestigious golf courses, Gramacho and Vale da Pinta, this urban property stands out for its exceptional potential, whether as a private residence or as an investment opportunity for redevelopment and resale. With 7,860 sqm,

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($80)Brixfox estimate($174/night)200% ($320)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$13,514
Airbnb data$174/night · 46% occupancy
Rental income
$174/night · 46% occ.
$29,464
Running costs (20%)
Utilities, cleaning, maintenance
-$5,893
Income tax (10%)
Indonesian rental income tax
-$8,250
Property tax
Annual property tax
-$1,807
Net income
1.3% ROI
$13,514

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$160,435
($124,783–$196,087)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$1,294,783

Gross yield (asking)

2.9%

True gross yield (all-in)

2.3%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $950K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$66K
Total Position
$1.2M
+29%
5.2%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$143K
Total Position
$1.5M
+63%
5.0%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$334K
Total Position
$2.4M
+154%
4.8%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$592K
Total Position
$3.7M
+287%
4.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
7860 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 7860 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% is below 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.
1.1%
$961/mo
40% occ.
1.5%
$1,332/mo
46% occ.
1.8%
$1,568/mo
current
56% occ.
2.3%
$1,939/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.