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

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

Lagoa/Carvoeiro · Central Algarve ·

€129,500

Asking Price (EUR)

15.0%

True Net Yield (Owner, all-in)

10.4%

True Net Yield (Managed, all-in)

23.0%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €36,453/yr
Average Daily Rate: €242
Payback Period: 4.4 years
5-yr Capital Value: €170,161
10-yr Capital Value: €207,027
Brixfox Score: 73.1 / 100
Comparable Properties: 40
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.

€158,345

+22.3% over asking

Asking price€129,500
IMT — Property transfer tax (investment schedule)€1,571
IS — Stamp duty (0.8%)€1,036
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,943
Total acquisition costs€5,800
Renovation (est. €55/m² × 19 m²)
Light touch-ups — paint, fixtures, deep clean.		€1,045
(€570–€1,520)
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)€158,345

Gross yield (asking price)

28.1%

True gross yield (all-in)

23.0%

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: 19 m²
Style: portuguese-traditional
Condition: good
Year Built: 2018
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private gardenmultiple balconies/terracesgolf course proximity

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
2.38
Rental Demand
4.13
Payback Speed
5
STR Suitability
3

Description

Studio apartment at Gramacho Residences – Your golf retreat in the Algarve Discover this elegant furnished studio apartment at the prestigious Gramacho Residences, part of the renowned Pestana Golf & Resorts, located between Carvoeiro and Ferragudo, in the heart of the Algarve by the sea. This is the perfect retreat f

Location

📍 37.1258°N, 8.4874°W

· Lagoa/Carvoeiro, Algarve, Portugal

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

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

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

Grade B+ investment — short-term rental yields 19.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+25.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$36K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
19.4%
$2,281/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.1 yr
Rental only

Property details

Year built: 2018
Energy: B-
Condition: good

Description

Studio apartment at Gramacho Residences – Your golf retreat in the Algarve Discover this elegant furnished studio apartment at the prestigious Gramacho Residences, part of the renowned Pestana Golf & Resorts, located between Carvoeiro and Ferragudo, in the heart of the Algarve by the sea. This is the perfect retreat f

Income Breakdown

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Nightly Rate (ADR)
$352/night
50% ($162)Brixfox estimate($352/night)200% ($648)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$27,368
Airbnb data$352/night · 41% occupancy
Rental income
$352/night · 41% occ.
$53,105
Running costs (20%)
Utilities, cleaning, maintenance
-$10,621
Income tax (10%)
Indonesian rental income tax
-$14,870
Property tax
Annual property tax
-$246
Net income
19.4% ROI
$27,368

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$140,761
IMT (transfer tax, investment schedule)$1,708
Imposto de Selo (stamp duty)$1,126
Notary & registration$1,359
Legal / due diligence$2,112
Total acquisition costs$6,304
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$1,136
($620–$1,652)
Furnishing & STR launch
0bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$172,114

Gross yield (asking)

37.7%

True gross yield (all-in)

30.9%

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.

$1.9M$1.4M$930K$465K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $130K
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 5: 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
$158K
+22%
Rental Income
+$134K
Total Position
$291K
+125%
17.6%/yr
Year 10
Capital Value
$192K
+48%
Rental Income
+$289K
Total Position
$480K
+271%
14.0%/yr
Year 20
Capital Value
$284K
+119%
Rental Income
+$677K
Total Position
$960K
+642%
10.5%/yr
Year 30
Capital Value
$420K
+224%
Rental Income
+$1.2M
Total Position
$1.6M
+1149%
8.8%/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
19.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$324 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 19.4% — outperforms most villas in this market
Premium nightly rate of $324 — 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 41% — 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.
19.0%
$2,230/mo
40% occ.
25.4%
$2,980/mo
41% occ.
26.2%
$3,077/mo
current
51% occ.
32.6%
$3,827/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.