Estate in Gramacho - Vale da Pinta, Estômbar e Parchal
Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+villamid-range

Estate in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €63,179/yr
Average Daily Rate: €477
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 23.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 67.2 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 3 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€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 215 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,825
(€6,450–€17,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.6%

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: 4
Bathrooms: 5
Building: 215 m²
Land: 1084 m²
Style: contemporary
Condition: good
Year Built: 1996
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming pooloutdoor hot tubcovered outdoor dining arealandscaped garden with stone walls

Score Breakdown

ROI
14.33
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.63
Payback Speed
1
STR Suitability
3

Description

Magnificent 4 bedroom villa with a plot of land of 1086 m2, of a single storey is a true refuge of luxury and comfort, located in one of the most prestigious natural settings and surrounded by the serenity of a Condominium of the Gramacho Golf Course. This unique property offers the perfect balance between elegance, m

Location

📍 37.1329°N, 8.4770°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Find Your Wish, Lda →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Estate in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
215 m²
Land Plot
1084 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$330K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$3,791/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.6 yr
Rental only

Property details

Year built: 1996
Energy: C
Condition: good

Description

Magnificent 4 bedroom villa with a plot of land of 1086 m2, of a single storey is a true refuge of luxury and comfort, located in one of the most prestigious natural settings and surrounded by the serenity of a Condominium of the Gramacho Golf Course. This unique property offers the perfect balance between elegance, m

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$694/night
50% ($319)Brixfox estimate($694/night)200% ($1277)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$45,491
Airbnb data$694/night · 36% occupancy
Rental income
$694/night · 36% occ.
$91,853
Running costs (20%)
Utilities, cleaning, maintenance
-$18,371
Income tax (10%)
Indonesian rental income tax
-$25,719
Property tax
Annual property tax
-$2,273
Net income
3.5% ROI
$45,491

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$1,298,913
IMT (transfer tax, investment schedule)$97,418
Imposto de Selo (stamp duty)$10,391
Notary & registration$1,359
Legal / due diligence$19,484
Total acquisition costs$128,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,853
($7,011–$18,696)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,481,777

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$6.7M$5.1M$3.4M$1.7M$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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$222K
Total Position
$1.7M
+40%
7.0%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$480K
Total Position
$2.2M
+88%
6.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.1M
Total Position
$3.7M
+213%
5.9%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.0M
Total Position
$5.9M
+391%
5.4%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$638 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1084 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $638 — positioned in the top tier
Generous 1084 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 3.5% 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.
3.9%
$4,242/mo
40% occ.
5.3%
$5,720/mo
36% occ.
4.8%
$5,169/mo
current
46% occ.
6.1%
$6,646/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.