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Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvilla

Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.1M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €87,843/yr
Average Daily Rate: €366
Payback Period: 25.4 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 64.7 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.9% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation (est. €200/m² × 198 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€39,600
(€19,800–€59,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

8.0%

True gross yield (all-in)

6.9%

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: 3
Bathrooms: 3
Building: 198 m²
Year Built: 2001

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.79
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.96
Rental Demand
6.57
Payback Speed
2
STR Suitability
4

Description

This three-bedroom villa is located in the prestigious Gramacho Golf Resort, between Carvoeiro and Ferragudo, in the Algarve. Set within a gated community that includes a renowned golf course in the region, it stands out for its 24-hour security, professional property management, and privileged location. Built in 2001

Location

📍 37.1247°N, 8.4859°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Sotheby's Realty Carvoeiro via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Rua do Pestana Golf Resort, 128, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-96649 Source verified · Idealista.pt · listed 2 Jul 2026
Asking price · Freehold
$1,195,652
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
198 m²
True net yield
3.9%
≈ $7,430/mo net after costs & tax
Gross yield (all-in basis)
8.5%
−4.6 pts in operating costs & taxes
Brixfox Score 65 · B

Property details

Year built: 2001

Description

This three-bedroom villa is located in the prestigious Gramacho Golf Resort, between Carvoeiro and Ferragudo, in the Algarve. Set within a gated community that includes a renowned golf course in the region, it stands out for its 24-hour security, professional property management, and privileged location. Built in 2001

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +45% · Low Jan -30%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 8.4% of price, auto-calculated
$100,598
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal fees$17,935
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
€
Furniture & STR launch· default ≈ $10,942/bedroom
€
All-in investment
$1,372,120
+14.8% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Lagoa/Carvoeiro 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$471 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

Premium nightly rate of $471 — 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 4.9% 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

46% occ.
3.7%
$3,702/mo
56% occ.
4.5%
$4,512/mo
66% occ.
5.3%
$5,321/mo
current
76% occ.
6.2%
$6,131/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.