Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Avillamid-range

Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.3M

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

67%

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: €127,420/yr
Average Daily Rate: €523
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.0 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 80.7 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+13.5% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
Renovation (est. €55/m² × 211 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,605
(€6,330–€16,880)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.6%

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: 4
Building: 211 m²
Land: 1170 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesmultiple outdoor terracesgolf course proximitylarge private pool

Score Breakdown

ROI
20.61
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.08
Payback Speed
3
STR Suitability
3

Description

Set between two of the Algarve's most popular golf courses, this well-appointed villa combines spacious interiors with exceptional outdoor areas and panoramic views across the fairways and countryside. Located in a quiet cul-de-sac near Ferragudo and Carvoeiro, the property offers the perfect blend of peace, privacy an

Location

📍 37.1270°N, 8.4937°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Fine & Country →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
211 m²
Land Plot
1170 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$8,268/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Set between two of the Algarve's most popular golf courses, this well-appointed villa combines spacious interiors with exceptional outdoor areas and panoramic views across the fairways and countryside. Located in a quiet cul-de-sac near Ferragudo and Carvoeiro, the property offers the perfect blend of peace, privacy an

Income Breakdown

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Nightly Rate (ADR)
$757/night
50% ($348)Brixfox estimate($757/night)200% ($1392)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$99,218
Airbnb data$757/night · 71% occupancy
Rental income
$757/night · 71% occ.
$195,557
Running costs (20%)
Utilities, cleaning, maintenance
-$39,111
Income tax (10%)
Indonesian rental income tax
-$54,756
Property tax
Annual property tax
-$2,471
Net income
7.0% ROI
$99,218

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$1,411,957
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,614
($6,880–$18,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,599,845

Gross yield (asking)

13.9%

True gross yield (all-in)

12.2%

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.

$9.8M$7.4M$4.9M$2.5M$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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$485K
Total Position
$2.1M
+59%
9.7%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$1.0M
Total Position
$3.0M
+129%
8.6%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$2.5M
Total Position
$5.3M
+308%
7.3%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$4.3M
Total Position
$8.6M
+559%
6.5%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$696 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1170 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $696 — positioned in the top tier
Generous 1170 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

51% occ.
6.8%
$7,980/mo
61% occ.
8.2%
$9,591/mo
71% occ.
9.5%
$11,202/mo
current
81% occ.
10.9%
$12,814/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.