Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal
Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade C+villa

Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€695,000

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

36%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €18,489/yr
Average Daily Rate: €141
Payback Period: 45.7 years
5-yr Capital Value: €913,220
10-yr Capital Value: €1.1M
Brixfox Score: 51.9 / 100
Comparable Properties: 21
Data Confidence: 80%
Search Radius: 3 km

True Investment Cost

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

€793,235

+14.1% over asking

Asking price€695,000
IMT — Property transfer tax (investment schedule)€41,700
IS — Stamp duty (0.8%)€5,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,425
Total acquisition costs€58,935
Renovation (est. €200/m² × 89 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€17,800
(€8,900–€26,700)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€793,235

Gross yield (asking price)

2.7%

True gross yield (all-in)

2.3%

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: 1
Bathrooms: 2
Building: 89 m²
Year Built: 2024

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.13
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.78
Rental Demand
3.58
Payback Speed
0
STR Suitability
3

Description

Elegant contemporary villa with private pool, inserted in the prestigious Pestana Valley Nature Resort, in Sesmarias, in a privileged location between Ferragudo and Carvoeiro, just 2 km from the beach. This property stands out for its sophisticated interior design, carefully designed by professionals, with bespoke furn

Location

📍 37.1254°N, 8.4880°W

· Lagoa/Carvoeiro, Algarve, Portugal

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Idealista.pt
Lagoa/Carvoeiro / Central Algarve

Semi-detached house, Pestana Carvoeiro Aparthotel, Bloco 29, 239, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade C+ investment — short-term rental yields 1.7% net return annually.

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$192K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$1,080/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
58.3 yr
Rental only

Property details

Year built: 2024

Description

Elegant contemporary villa with private pool, inserted in the prestigious Pestana Valley Nature Resort, in Sesmarias, in a privileged location between Ferragudo and Carvoeiro, just 2 km from the beach. This property stands out for its sophisticated interior design, carefully designed by professionals, with bespoke furn

Income Breakdown

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Nightly Rate (ADR)
$210/night
50% ($97)Brixfox estimate($210/night)200% ($387)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$12,962
Airbnb data$210/night · 36% occupancy
Rental income
$210/night · 36% occ.
$27,468
Running costs (20%)
Utilities, cleaning, maintenance
-$5,494
Income tax (10%)
Indonesian rental income tax
-$7,691
Property tax
Annual property tax
-$1,322
Net income
1.7% ROI
$12,962

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$755,435
IMT (transfer tax, investment schedule)$45,326
Imposto de Selo (stamp duty)$6,043
Notary & registration$1,359
Legal / due diligence$11,332
Total acquisition costs$64,060
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$19,348
($9,674–$29,022)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$860,038

Gross yield (asking)

3.6%

True gross yield (all-in)

3.2%

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.

$3.2M$2.4M$1.6M$811K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $695K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$846K
+22%
Rental Income
+$63K
Total Position
$909K
+31%
5.5%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$137K
Total Position
$1.2M
+68%
5.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$320K
Total Position
$1.8M
+165%
5.0%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$567K
Total Position
$2.8M
+306%
4.8%/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
Weak
1.7% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$193 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% is below 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.
2.0%
$1,232/mo
40% occ.
2.7%
$1,679/mo
36% occ.
2.4%
$1,492/mo
current
46% occ.
3.1%
$1,940/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.