T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal
T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€180,000

Asking Price (EUR)

11.2%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

17.2%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €36,738/yr
Average Daily Rate: €252
Payback Period: 6.0 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 70.8 / 100
Comparable Properties: 35
Data Confidence: 74%
Search Radius: 3 km

True Investment Cost

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

€213,883

+18.8% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €55/m² × 49 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,695
(€1,470–€3,920)
Furnishing & STR launch (0bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€213,883

Gross yield (asking price)

20.4%

True gross yield (all-in)

17.2%

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.

Bathrooms: 1
Building: 49 m²
Style: contemporary
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with panoramic viewresort-style pool area

Score Breakdown

ROI
25
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
2.98
Rental Demand
4
Payback Speed
5
STR Suitability
3

Description

Studio apartment with large terrace, located next to the Gramacho golf course and 4 kilometres from Ferragudo. This comfortable studio is equipped with a full and separate kitchen, a spacious bathroom with bath and built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure with

Location

📍 37.1249°N, 8.4854°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T0 (studio) in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 14.3% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+19.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$50K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
14.3%
$2,327/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
7.0 yr
Rental only

Property details

Energy: B
Condition: good

Description

Studio apartment with large terrace, located next to the Gramacho golf course and 4 kilometres from Ferragudo. This comfortable studio is equipped with a full and separate kitchen, a spacious bathroom with bath and built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure with

Income Breakdown

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Nightly Rate (ADR)
$372/night
50% ($171)Brixfox estimate($372/night)200% ($685)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$27,926
Airbnb data$372/night · 40% occupancy
Rental income
$372/night · 40% occ.
$54,363
Running costs (20%)
Utilities, cleaning, maintenance
-$10,873
Income tax (10%)
Indonesian rental income tax
-$15,222
Property tax
Annual property tax
-$342
Net income
14.3% ROI
$27,926

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$195,652
IMT (transfer tax, investment schedule)$4,128
Imposto de Selo (stamp duty)$1,565
Notary & registration$1,359
Legal / due diligence$2,935
Total acquisition costs$9,987
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,929
($1,598–$4,261)
Furnishing & STR launch
0bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$232,482

Gross yield (asking)

27.8%

True gross yield (all-in)

23.4%

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.

$2.1M$1.6M$1.0M$519K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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
$219K
+22%
Rental Income
+$136K
Total Position
$355K
+97%
14.6%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$295K
Total Position
$561K
+212%
12.0%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$690K
Total Position
$1.1M
+503%
9.4%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$1.2M
Total Position
$1.8M
+903%
8.0%/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
Strong
14.3% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$343 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.3% — outperforms most villas in this market
Premium nightly rate of $343 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
14.4%
$2,350/mo
40% occ.
19.3%
$3,143/mo
current
40% occ.
19.3%
$3,143/mo
current
50% occ.
24.1%
$3,935/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.