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 ·

€173,000

Asking Price (EUR)

11.1%

True Net Yield (Owner, all-in)

7.7%

True Net Yield (Managed, all-in)

17.1%

True Gross Yield

39%

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: €35,047/yr
Average Daily Rate: €244
Payback Period: 6.1 years
5-yr Capital Value: €227,319
10-yr Capital Value: €276,569
Brixfox Score: 71.5 / 100
Comparable Properties: 15
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.

€204,367

+18.1% over asking

Asking price€173,000
IMT — Property transfer tax (investment schedule)€3,448
IS — Stamp duty (0.8%)€1,384
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,595
Total acquisition costs€8,677
Renovation (est. €55/m² × 58 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,190
(€1,740–€4,640)
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)€204,367

Gross yield (asking price)

20.3%

True gross yield (all-in)

17.1%

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: 58 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony_with_scenic_viewtraditional_balcony_railing

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.16
Rental Demand
3.94
Payback Speed
5
STR Suitability
3

Description

Studio apartment with a large terrace, located next to the Gramacho Golf Course. This comfortable studio is equipped with a complete and separate kitchen, a spacious bathroom with a bathtub and a built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure with access to a balcony

Location

📍 37.1243°N, 8.4962°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
58 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 13.9% 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
+19.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$48K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
13.9%
$2,181/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
7.2 yr
Rental only

Property details

Year built: 2008
Energy: B-
Condition: good

Description

Studio apartment with a large terrace, located next to the Gramacho Golf Course. This comfortable studio is equipped with a complete and separate kitchen, a spacious bathroom with a bathtub and a built-in wardrobe. The property is equipped with air conditioning and enjoys excellent sun exposure with access to a balcony

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$354/night
50% ($163)Brixfox estimate($354/night)200% ($652)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$26,166
Airbnb data$354/night · 39% occupancy
Rental income
$354/night · 39% occ.
$50,952
Running costs (20%)
Utilities, cleaning, maintenance
-$10,190
Income tax (10%)
Indonesian rental income tax
-$14,267
Property tax
Annual property tax
-$329
Net income
13.9% ROI
$26,166

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$188,043
IMT (transfer tax, investment schedule)$3,748
Imposto de Selo (stamp duty)$1,504
Notary & registration$1,359
Legal / due diligence$2,821
Total acquisition costs$9,432
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,467
($1,891–$5,043)
Furnishing & STR launch
0bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$222,138

Gross yield (asking)

27.1%

True gross yield (all-in)

22.9%

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.

$2.0M$1.5M$981K$491K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $173K
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
$210K
+22%
Rental Income
+$128K
Total Position
$338K
+96%
14.4%/yr
Year 10
Capital Value
$256K
+48%
Rental Income
+$276K
Total Position
$532K
+208%
11.9%/yr
Year 20
Capital Value
$379K
+119%
Rental Income
+$647K
Total Position
$1.0M
+493%
9.3%/yr
Year 30
Capital Value
$561K
+224%
Rental Income
+$1.1M
Total Position
$1.7M
+886%
7.9%/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
13.9% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$326 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 13.9% — outperforms most villas in this market
Premium nightly rate of $326 — 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 39% — 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.
14.3%
$2,237/mo
40% occ.
19.1%
$2,992/mo
current
39% occ.
18.8%
$2,945/mo
current
49% occ.
23.6%
$3,699/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.