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 Bapartmentmid-range

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

Lagoa/Carvoeiro · Central Algarve ·

€435,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% 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: €28,708/yr
Average Daily Rate: €221
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 18.6 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 62.4 / 100
Comparable Properties: 19
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€499,785

+14.9% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation (est. €55/m² × 110 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,050
(€3,300–€8,800)
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)€499,785

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.7%

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: 110 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacelarge balcony with golf course viewwooden slatted ceiling on balcony

Score Breakdown

ROI
16.04
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
4.2
Rental Demand
3.56
Payback Speed
2
STR Suitability
3

Description

Comfortable 2-bedroom apartment on the first floor, located in the Vale da Pinta Development overlooking the nineth fairway of the golf course. The apartment consists of an entrance hall with built-in wardrobe, a bright living room with fireplace and fully equipped kitchen. From this room we have access to the terrace

Location

📍 37.1290°N, 8.4782°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
2 Baths
Built Area
110 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$120K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,758/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.4 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

Comfortable 2-bedroom apartment on the first floor, located in the Vale da Pinta Development overlooking the nineth fairway of the golf course. The apartment consists of an entrance hall with built-in wardrobe, a bright living room with fireplace and fully equipped kitchen. From this room we have access to the terrace

Income Breakdown

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Nightly Rate (ADR)
$324/night
50% ($149)Brixfox estimate($324/night)200% ($597)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$21,096
Airbnb data$324/night · 36% occupancy
Rental income
$324/night · 36% occ.
$42,160
Running costs (20%)
Utilities, cleaning, maintenance
-$8,432
Income tax (10%)
Indonesian rental income tax
-$11,805
Property tax
Annual property tax
-$827
Net income
4.5% ROI
$21,096

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,576
($3,587–$9,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$543,245

Gross yield (asking)

8.9%

True gross yield (all-in)

7.8%

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.

$2.7M$2.0M$1.3M$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$103K
Total Position
$632K
+45%
7.8%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$222K
Total Position
$866K
+99%
7.1%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$521K
Total Position
$1.5M
+239%
6.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$923K
Total Position
$2.3M
+437%
5.8%/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
Average
4.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$299 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

Premium nightly rate of $299 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.1%
$2,004/mo
40% occ.
6.8%
$2,694/mo
36% occ.
6.1%
$2,390/mo
current
46% occ.
7.8%
$3,081/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.