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

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €77,208/yr
Average Daily Rate: €485
Payback Period: 19.1 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 71.4 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+14.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 207 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,385
(€6,210–€16,560)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

6.5%

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: 4
Bathrooms: 5
Building: 207 m²
Land: 1084 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

covered outdoor dining arealarge private poollandscaped gardenfireplace

Score Breakdown

ROI
15.85
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.36
Payback Speed
2
STR Suitability
3

Description

This luxurious villa in the prestigious Gramacho Golf Resort is ideal as a permanent home or as an exclusive holiday home. The property combines stylish comfort, tranquillity and high-quality finishes in classic Portuguese style. Equipment and room layout: On the ground floor, you will find a bright, spacious living ro

Location

📍 37.1276°N, 8.4881°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on Ocean Horizon, Lda. →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

House in Gramacho - Vale da Pinta, Estômbar e Parchal

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
207 m²
Land Plot
1084 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$330K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$4,716/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.0 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

This luxurious villa in the prestigious Gramacho Golf Resort is ideal as a permanent home or as an exclusive holiday home. The property combines stylish comfort, tranquillity and high-quality finishes in classic Portuguese style. Equipment and room layout: On the ground floor, you will find a bright, spacious living ro

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$711/night
50% ($327)Brixfox estimate($711/night)200% ($1309)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$56,589
Airbnb data$711/night · 44% occupancy
Rental income
$711/night · 44% occ.
$113,197
Running costs (20%)
Utilities, cleaning, maintenance
-$22,639
Income tax (10%)
Indonesian rental income tax
-$31,695
Property tax
Annual property tax
-$2,273
Net income
4.4% ROI
$56,589

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$1,298,913
IMT (transfer tax, investment schedule)$97,418
Imposto de Selo (stamp duty)$10,391
Notary & registration$1,359
Legal / due diligence$19,484
Total acquisition costs$128,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,375
($6,750–$18,000)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,481,299

Gross yield (asking)

8.7%

True gross yield (all-in)

7.6%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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
$1.5M
+22%
Rental Income
+$276K
Total Position
$1.7M
+45%
7.7%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$597K
Total Position
$2.4M
+98%
7.1%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.4M
Total Position
$4.0M
+236%
6.2%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.5M
Total Position
$6.4M
+432%
5.7%/yr

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$654 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1084 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $654 — positioned in the top tier
Generous 1084 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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.
4.0%
$4,353/mo
40% occ.
5.4%
$5,867/mo
44% occ.
5.9%
$6,414/mo
current
54% occ.
7.3%
$7,928/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.