T2 flat in Gramacho - Vale da Pinta, Estômbar e Parchal
Grade B+apartmentmid-range

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

Lagoa/Carvoeiro · Central Algarve ·

€347,825

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 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: €32,772/yr
Average Daily Rate: €218
Payback Period: 13.0 years
5-yr Capital Value: €457,037
10-yr Capital Value: €556,055
Brixfox Score: 65.9 / 100
Comparable Properties: 24
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€397,581

+14.3% over asking

Asking price€347,825
IMT — Property transfer tax (investment schedule)€15,656
IS — Stamp duty (0.8%)€2,783
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,217
Total acquisition costs€24,906
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€397,581

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.2%

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: 2
Bathrooms: 2
Building: 139 m²
Style: contemporary
Condition: excellent
Year Built: 2017
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconyneutral color palettemodern furniture

Score Breakdown

ROI
19.63
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.78
Rental Demand
4.11
Payback Speed
3
STR Suitability
3

Description

Fantastic 2 bedroom apartment with 3 floors, located near Pestana Golf & Resorts-Carvoeiro. With magnificent views of the golf course and countryside. The apartment includes 2 bedrooms, 2 bathrooms, a fully equipped kitchen, balcony, terrace, outdoor pool common area, gym and SPA. OPPORTUNITY-WE OFFER 5% yield GUARANTE

Location

📍 37.1255°N, 8.4982°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

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

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

Grade B+ investment — short-term rental yields 6.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$96K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$2,040/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.4 yr
Rental only

Property details

Year built: 2017
Energy: C
Condition: excellent

Description

Fantastic 2 bedroom apartment with 3 floors, located near Pestana Golf & Resorts-Carvoeiro. With magnificent views of the golf course and countryside. The apartment includes 2 bedrooms, 2 bathrooms, a fully equipped kitchen, balcony, terrace, outdoor pool common area, gym and SPA. OPPORTUNITY-WE OFFER 5% yield GUARANTE

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$322/night
50% ($148)Brixfox estimate($322/night)200% ($592)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$24,474
Airbnb data$322/night · 41% occupancy
Rental income
$322/night · 41% occ.
$48,338
Running costs (20%)
Utilities, cleaning, maintenance
-$9,668
Income tax (10%)
Indonesian rental income tax
-$13,535
Property tax
Annual property tax
-$662
Net income
6.5% ROI
$24,474

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$378,071
IMT (transfer tax, investment schedule)$17,017
Imposto de Selo (stamp duty)$3,025
Notary & registration$1,359
Legal / due diligence$5,671
Total acquisition costs$27,072
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$432,153

Gross yield (asking)

12.8%

True gross yield (all-in)

11.2%

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.

$2.5M$1.9M$1.3M$632K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $348K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$423K
+22%
Rental Income
+$120K
Total Position
$543K
+56%
9.3%/yr
Year 10
Capital Value
$515K
+48%
Rental Income
+$258K
Total Position
$773K
+122%
8.3%/yr
Year 20
Capital Value
$762K
+119%
Rental Income
+$605K
Total Position
$1.4M
+293%
7.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+532%
6.3%/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
Good
6.5% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$296 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

Premium nightly rate of $296 — 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.
6.4%
$2,002/mo
40% occ.
8.5%
$2,687/mo
41% occ.
8.8%
$2,765/mo
current
51% occ.
11.0%
$3,450/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.