T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+apartmentmid-range

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€185,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

15.1%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €33,509/yr
Average Daily Rate: €243
Payback Period: 6.8 years
5-yr Capital Value: €243,087
10-yr Capital Value: €295,753
Brixfox Score: 74.8 / 100
Comparable Properties: 14
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€221,903

+19.9% over asking

Asking price€185,000
IMT — Property transfer tax (investment schedule)€4,048
IS — Stamp duty (0.8%)€1,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,775
Total acquisition costs€9,553
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€221,903

Gross yield (asking price)

18.1%

True gross yield (all-in)

15.1%

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.

Bedrooms: 2
Bathrooms: 1
Building: 50 m²
Style: modern
Condition: excellent
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist pendant lightingintegrated kitchenetteprivate balcony with outdoor seating

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
3
Rental Demand
3.78
Payback Speed
5
STR Suitability
3

Description

Double suite, consisting of 2 bedrooms and 2 bathrooms in the Gramacho Residences Tourist Resort next to the Gramacho Golf Course. In the suite named by the letter "A", we have a double room with bathroom with Italian style shower and wardrobe. There is a support area with microwave and refrigerator. In the suite calle

Location

📍 37.1277°N, 8.4963°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Pestana Golf Resorts →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B+ investment — short-term rental yields 12.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+18.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$51K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.6%
$2,115/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
7.9 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Double suite, consisting of 2 bedrooms and 2 bathrooms in the Gramacho Residences Tourist Resort next to the Gramacho Golf Course. In the suite named by the letter "A", we have a double room with bathroom with Italian style shower and wardrobe. There is a support area with microwave and refrigerator. In the suite calle

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$359/night
50% ($165)Brixfox estimate($359/night)200% ($660)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$25,375
Airbnb data$359/night · 38% occupancy
Rental income
$359/night · 38% occ.
$49,474
Running costs (20%)
Utilities, cleaning, maintenance
-$9,895
Income tax (10%)
Indonesian rental income tax
-$13,853
Property tax
Annual property tax
-$352
Net income
12.6% ROI
$25,375

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$201,087
IMT (transfer tax, investment schedule)$4,400
Imposto de Selo (stamp duty)$1,609
Notary & registration$1,359
Legal / due diligence$3,016
Total acquisition costs$10,384
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$241,199

Gross yield (asking)

24.6%

True gross yield (all-in)

20.5%

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$984K$492K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $185K
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
$225K
+22%
Rental Income
+$124K
Total Position
$349K
+89%
13.5%/yr
Year 10
Capital Value
$274K
+48%
Rental Income
+$268K
Total Position
$541K
+193%
11.3%/yr
Year 20
Capital Value
$405K
+119%
Rental Income
+$627K
Total Position
$1.0M
+458%
9.0%/yr
Year 30
Capital Value
$600K
+224%
Rental Income
+$1.1M
Total Position
$1.7M
+825%
7.7%/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
12.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.6% — outperforms most villas in this market
Premium nightly rate of $330 — 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 38% — 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.
13.5%
$2,261/mo
40% occ.
18.1%
$3,025/mo
38% occ.
17.0%
$2,857/mo
current
48% occ.
21.6%
$3,620/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.