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

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€575,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €66,862/yr
Average Daily Rate: €432
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 10.7 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 74.3 / 100
Comparable Properties: 17
Data Confidence: 73%
Search Radius: 4 km

True Investment Cost

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

€658,005

+14.4% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation€0 — move-in ready
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)€658,005

Gross yield (asking price)

11.6%

True gross yield (all-in)

10.2%

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: 2
Building: 166 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolexposed brick kitchen backsplashmodern kitchen island with seatingoutdoor dining/lounge area

Score Breakdown

ROI
22.12
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
5.32
Rental Demand
4.24
Payback Speed
4
STR Suitability
3

Description

Exquisite typical Portuguese villa V2+1 located in a private condominium of excellence, near the beaches of Ferragudo and Carvoeiro, golf courses within a 5-minute drive, access A22, EN125, daily services 10 minutes from restaurants and bars and nightlife and 45 minutes from Faro international airport. This property

Location

📍 37.1396°N, 8.4828°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on BP Algarve Realty →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
166 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$159K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.9%
$4,101/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.7 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Exquisite typical Portuguese villa V2+1 located in a private condominium of excellence, near the beaches of Ferragudo and Carvoeiro, golf courses within a 5-minute drive, access A22, EN125, daily services 10 minutes from restaurants and bars and nightlife and 45 minutes from Faro international airport. This property

Income Breakdown

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Nightly Rate (ADR)
$625/night
50% ($287)Brixfox estimate($625/night)200% ($1150)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$49,210
Airbnb data$625/night · 42% occupancy
Rental income
$625/night · 42% occ.
$96,738
Running costs (20%)
Utilities, cleaning, maintenance
-$19,348
Income tax (10%)
Indonesian rental income tax
-$27,087
Property tax
Annual property tax
-$1,094
Net income
7.9% ROI
$49,210

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$625,000
IMT (transfer tax, investment schedule)$36,772
Imposto de Selo (stamp duty)$5,000
Notary & registration$1,359
Legal / due diligence$9,375
Total acquisition costs$52,505
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$713,049

Gross yield (asking)

15.5%

True gross yield (all-in)

13.6%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 11: 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
$700K
+22%
Rental Income
+$240K
Total Position
$940K
+63%
10.3%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$519K
Total Position
$1.4M
+138%
9.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.2M
Total Position
$2.5M
+331%
7.6%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.2M
Total Position
$4.0M
+599%
6.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$575 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $575 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
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.
7.5%
$3,901/mo
40% occ.
10.0%
$5,232/mo
42% occ.
10.7%
$5,552/mo
current
52% occ.
13.2%
$6,883/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.