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 ·

€1.2M

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.2%

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: €125,897/yr
Average Daily Rate: €517
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 81.6 / 100
Comparable Properties: 5
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.

€1.4M

+14.1% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 278 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,290
(€8,340–€22,240)
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)€1.4M

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.2%

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: 278 m²
Land: 1397 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese architectureoutdoor BBQ areaprivate swimming poolfireplace

Score Breakdown

ROI
21.37
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.01
Payback Speed
4
STR Suitability
3

Description

For sale – 3-bedroom villa with heated pool on Gramacho Golf Resort, Carvoeiro A spacious and well-presented detached villa set within mature landscaped gardens, located on the highly sought-after Gramacho golf estate, just moments from the charming villages of Carvoeiro and Ferragudo. VILLA Set on a generous plot of

Location

📍 37.1273°N, 8.4913°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Sampson Property →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
278 m²
Land Plot
1397 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$332K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$8,098/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
13.4 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

For sale – 3-bedroom villa with heated pool on Gramacho Golf Resort, Carvoeiro A spacious and well-presented detached villa set within mature landscaped gardens, located on the highly sought-after Gramacho golf estate, just moments from the charming villages of Carvoeiro and Ferragudo. VILLA Set on a generous plot of

Income Breakdown

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Nightly Rate (ADR)
$748/night
50% ($344)Brixfox estimate($748/night)200% ($1376)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$97,175
Airbnb data$748/night · 70% occupancy
Rental income
$748/night · 70% occ.
$191,265
Running costs (20%)
Utilities, cleaning, maintenance
-$38,253
Income tax (10%)
Indonesian rental income tax
-$53,554
Property tax
Annual property tax
-$2,283
Net income
7.5% ROI
$97,175

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,620
($9,065–$24,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,485,696

Gross yield (asking)

14.7%

True gross yield (all-in)

12.9%

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.

$9.4M$7.0M$4.7M$2.3M$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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$475K
Total Position
$1.9M
+61%
10.0%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.0M
Total Position
$2.8M
+133%
8.8%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.4M
Total Position
$5.0M
+319%
7.4%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.3M
Total Position
$8.1M
+579%
6.6%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$688 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1397 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $688 — positioned in the top tier
Generous 1397 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

50% occ.
7.2%
$7,783/mo
60% occ.
8.6%
$9,375/mo
70% occ.
10.1%
$10,967/mo
current
80% occ.
11.6%
$12,559/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.