T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal
T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€399,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €18,719/yr
Average Daily Rate: €178
Payback Period: 26.6 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 56.9 / 100
Comparable Properties: 12
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€456,527

+14.4% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
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)€456,527

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.1%

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: 2
Building: 145 m²
Style: contemporary
Condition: excellent
Year Built: 2008
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coffered ceilingstriped accent chairslarge communal pool area

Score Breakdown

ROI
13.57
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
2.88
Payback Speed
0
STR Suitability
3

Description

EXCLUSIVE TO PANORAMIC PROPERTIES Elegantly presented two-bedroom apartment located on the first floor of a prestigious 5-star resort, just a short distance from the vibrant village of Carvoeiro. Offering the perfect balance between tranquil countryside surroundings and easy access to the Algarve’s most desirable beac

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View on PANORAMIC PROPERTIES →Also on Idealista.pt
Idealista.pt
Lagoa/Carvoeiro / Central Algarve

T2 flat in Rua do Pestana Golf Resort, 96, Gramacho - Vale da Pinta, Estômbar e Parchal

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

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$110K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,112/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.5 yr
Rental only

Property details

Year built: 2008
Condition: excellent

Description

EXCLUSIVE TO PANORAMIC PROPERTIES Elegantly presented two-bedroom apartment located on the first floor of a prestigious 5-star resort, just a short distance from the vibrant village of Carvoeiro. Offering the perfect balance between tranquil countryside surroundings and easy access to the Algarve’s most desirable beac

Income Breakdown

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Nightly Rate (ADR)
$258/night
50% ($119)Brixfox estimate($258/night)200% ($474)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$13,345
Airbnb data$258/night · 29% occupancy
Rental income
$258/night · 29% occ.
$27,124
Running costs (20%)
Utilities, cleaning, maintenance
-$5,425
Income tax (10%)
Indonesian rental income tax
-$7,595
Property tax
Annual property tax
-$759
Net income
3.1% ROI
$13,345

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$496,225

Gross yield (asking)

6.3%

True gross yield (all-in)

5.5%

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.

$2.2M$1.6M$1.1M$540K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$65K
Total Position
$551K
+38%
6.7%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$141K
Total Position
$731K
+83%
6.2%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$330K
Total Position
$1.2M
+202%
5.7%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$584K
Total Position
$1.9M
+371%
5.3%/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
Average
3.1% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$237 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 $237 — 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 3.1% 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.
4.4%
$1,583/mo
40% occ.
5.9%
$2,131/mo
29% occ.
4.2%
$1,519/mo
current
39% occ.
5.7%
$2,068/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.