T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal
T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€180,000

Asking Price (EUR)

11.9%

True Net Yield (Owner, all-in)

8.2%

True Net Yield (Managed, all-in)

18.3%

True Gross Yield

42%

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: €38,744/yr
Average Daily Rate: €252
Payback Period: 5.8 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 71.7 / 100
Comparable Properties: 21
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€212,263

+17.9% 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 × 65 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,575
(€1,950–€5,200)
Furnishing & STR launch (0bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€212,263

Gross yield (asking price)

21.5%

True gross yield (all-in)

18.3%

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: 65 m²
Style: contemporary
Condition: good
Year Built: 2018
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with outdoor seatingpanoramic landscape view

Score Breakdown

ROI
25
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
3.3
Rental Demand
4.21
Payback Speed
5
STR Suitability
3

Description

**T0 Apartment with Large Terrace and View to the Monchique Mountains** Discover this charming studio located next to the prestigious Gramacho Golf Course, just 4 kilometers from the picturesque village of Ferragudo, Caneiros beach and Carvoeiro. This T0 apartment offers a comfortable and functional space, with a sepa

Location

📍 37.1273°N, 8.4972°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Portugal House →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T0 (studio), gramacho residences, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 14.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+20.3%
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
14.8%
$2,413/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
6.8 yr
Rental only

Property details

Year built: 2018
Energy: C
Condition: good

Description

**T0 Apartment with Large Terrace and View to the Monchique Mountains** Discover this charming studio located next to the prestigious Gramacho Golf Course, just 4 kilometers from the picturesque village of Ferragudo, Caneiros beach and Carvoeiro. This T0 apartment offers a comfortable and functional space, with a sepa

Income Breakdown

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Nightly Rate (ADR)
$366/night
50% ($168)Brixfox estimate($366/night)200% ($674)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$28,951
Airbnb data$366/night · 42% occupancy
Rental income
$366/night · 42% occ.
$56,334
Running costs (20%)
Utilities, cleaning, maintenance
-$11,267
Income tax (10%)
Indonesian rental income tax
-$15,773
Property tax
Annual property tax
-$342
Net income
14.8% ROI
$28,951

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.		$3,886
($2,120–$5,652)
Furnishing & STR launch
0bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$230,721

Gross yield (asking)

28.8%

True gross yield (all-in)

24.4%

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$1.1M$532K$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 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$219K
+22%
Rental Income
+$141K
Total Position
$360K
+100%
14.9%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$305K
Total Position
$572K
+218%
12.3%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$716K
Total Position
$1.1M
+517%
9.5%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$1.3M
Total Position
$1.9M
+928%
8.1%/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
14.8% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$337 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 14.8% — outperforms most villas in this market
Premium nightly rate of $337 — 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 42% — 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.
14.2%
$2,311/mo
40% occ.
19.0%
$3,091/mo
42% occ.
20.0%
$3,258/mo
current
52% occ.
24.8%
$4,038/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.