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+apartmentluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€140,000

Asking Price (EUR)

8.7%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

13.4%

True Gross Yield

24%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €24,138/yr
Average Daily Rate: €272
Payback Period: 7.2 years
5-yr Capital Value: €183,958
10-yr Capital Value: €223,813
Brixfox Score: 73.9 / 100
Comparable Properties: 6
Data Confidence: 54%
Search Radius: 2 km

True Investment Cost

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

€179,868

+28.5% over asking

Asking price€140,000
IMT — Property transfer tax (investment schedule)€1,798
IS — Stamp duty (0.8%)€1,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,100
Total acquisition costs€6,268
Renovation€0 — move-in ready
Furnishing & STR launch (0bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€179,868

Gross yield (asking price)

17.2%

True gross yield (all-in)

13.4%

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: 42 m²
Style: contemporary
Condition: excellent
Year Built: 2018
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf-course-accessmultiple-buildings-complextennis-courtspanoramic-views

Score Breakdown

ROI
25
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
2.84
Rental Demand
2.43
Payback Speed
5
STR Suitability
3

Description

For golf lovers, this is the ideal place! Just 10 minutes from Portimão and 5 minutes from the picturesque village of Ferragudo, you will find the exclusive Gramacho Residences complex, part of the prestigious Pestana Golf Resorts portfolio. With stunning views over the golf course, the development offers 34 apartments

Location

📍 37.1265°N, 8.4947°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

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

Grade B+ investment — short-term rental yields 11.9% 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
+17.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$39K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$1,507/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Property details

Year built: 2018
Energy: C
Condition: excellent

Description

For golf lovers, this is the ideal place! Just 10 minutes from Portimão and 5 minutes from the picturesque village of Ferragudo, you will find the exclusive Gramacho Residences complex, part of the prestigious Pestana Golf Resorts portfolio. With stunning views over the golf course, the development offers 34 apartments

Income Breakdown

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Nightly Rate (ADR)
$397/night
50% ($183)Brixfox estimate($397/night)200% ($730)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$18,079
Airbnb data$397/night · 24% occupancy
Rental income
$397/night · 24% occ.
$35,279
Running costs (20%)
Utilities, cleaning, maintenance
-$7,056
Income tax (10%)
Indonesian rental income tax
-$9,878
Property tax
Annual property tax
-$266
Net income
11.9% ROI
$18,079

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$152,174
IMT (transfer tax, investment schedule)$1,954
Imposto de Selo (stamp duty)$1,217
Notary & registration$1,359
Legal / due diligence$2,283
Total acquisition costs$6,813
RenovationMove-in ready
Furnishing & STR launch
0bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$195,509

Gross yield (asking)

23.2%

True gross yield (all-in)

18.0%

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.

$1.4M$1.1M$716K$358K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $140K
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 8: 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
$170K
+22%
Rental Income
+$88K
Total Position
$259K
+85%
13.1%/yr
Year 10
Capital Value
$207K
+48%
Rental Income
+$191K
Total Position
$398K
+184%
11.0%/yr
Year 20
Capital Value
$307K
+119%
Rental Income
+$447K
Total Position
$754K
+438%
8.8%/yr
Year 30
Capital Value
$454K
+224%
Rental Income
+$791K
Total Position
$1.2M
+790%
7.6%/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
11.9% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$365 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

High rental yield at 11.9% — outperforms most villas in this market
Premium nightly rate of $365 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 24% — 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.
19.8%
$2,513/mo
40% occ.
26.5%
$3,358/mo
24% occ.
16.1%
$2,036/mo
current
34% occ.
22.7%
$2,881/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.