Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal
Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 2Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 3Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 4Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal — image 5
Grade B+villaluxury

Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €88,438/yr
Average Daily Rate: €511
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.7 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 74.8 / 100
Comparable Properties: 8
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 3
Bathrooms: 3
Building: 273 m²
Land: 1117 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2001
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewayterraced landscapingcarportlarge arched entryway to living roommulti-level interior

Score Breakdown

ROI
16.48
Visual Appeal
15.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.75
Payback Speed
2
STR Suitability
3

Description

We present this incredible detached 3 bedroom villa, located within a prestigious golf club. A space where tranquility, comfort and a sophisticated lifestyle come together, ideal for those who value quality of life and proximity to nature. 3 bedrooms and 3 bathrooms, ensuring privacy and functionality for the whole fam

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Presa de Moura Aldeamento Turistico Gramacho, Sesmarias - Presa da Moura - Boa Nova, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
273 m²
Land Plot
1117 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 Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$345K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$5,339/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
21.2 yr
Rental only

Property details

Year built: 2001
Energy: B-
Condition: excellent

Description

We present this incredible detached 3 bedroom villa, located within a prestigious golf club. A space where tranquility, comfort and a sophisticated lifestyle come together, ideal for those who value quality of life and proximity to nature. 3 bedrooms and 3 bathrooms, ensuring privacy and functionality for the whole fam

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$738/night
50% ($339)Brixfox estimate($738/night)200% ($1358)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$64,070
Airbnb data$738/night · 47% occupancy
Rental income
$738/night · 47% occ.
$127,785
Running costs (20%)
Utilities, cleaning, maintenance
-$25,557
Income tax (10%)
Indonesian rental income tax
-$35,780
Property tax
Annual property tax
-$2,378
Net income
4.7% ROI
$64,070

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,548,967

Gross yield (asking)

9.4%

True gross yield (all-in)

8.2%

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.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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
$1.5M
+22%
Rental Income
+$313K
Total Position
$1.8M
+47%
8.0%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$676K
Total Position
$2.5M
+102%
7.3%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.6M
Total Position
$4.3M
+246%
6.4%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.8M
Total Position
$6.9M
+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
Average
47% average occupancy
Nightly Rate
Strong
$679 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1117 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $679 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1117 m² land — room for expansion or amenities

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.
4.0%
$4,515/mo
40% occ.
5.4%
$6,085/mo
47% occ.
6.4%
$7,256/mo
current
57% occ.
7.8%
$8,827/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.