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Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+villamid-range

Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€995,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €60,190/yr
Average Daily Rate: €389
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 37.7 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 65.7 / 100
Comparable Properties: 6
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+13.0% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 196 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,780
(€5,880–€15,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.4%

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: 196 m²
Land: 802 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolfireplaceoutdoor living space

Score Breakdown

ROI
10.27
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.23
Payback Speed
1
STR Suitability
4

Description

Elegant Villa in Gramacho Resort Fastighetsbyrån Lagos proudly presents this comfortable and elegant 3-bedroom villa with private heated pool, located within the prestigious Pestana Gramacho Golf Resort in Carvoeiro, at the heart of the Algarve. Set on a generous 802 m² plot, this property offers privacy, landscaped g

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit Fastighetsbyrån Lagos, Algarve →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Fastighetsbyrån Lagos, Algarve
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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3-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Aldeamento Turistico Do Gramacho Lt, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-107 Source verified · Fastighetsbyrån Lagos, Algarve · listed 2 Jun 2026
Asking price · Freehold
$1,081,522
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
196 m²
Land
802 m²
True net yield
2.7%
≈ $4,816/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~38 yrs from rent
Brixfox Score 66 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagoa/Carvoeiro

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2003
Energy: D
Condition: good

Description

Elegant Villa in Gramacho Resort Fastighetsbyrån Lagos proudly presents this comfortable and elegant 3-bedroom villa with private heated pool, located within the prestigious Pestana Gramacho Golf Resort in Carvoeiro, at the heart of the Algarve. Set on a generous 802 m² plot, this property offers privacy, landscaped g

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$547/night
50% ($252)Brixfox estimate($547/night)200% ($1007)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$40,735
Likely range $24,441 – $57,028
Airbnb data$547/night · 42% occupancy
Rental income
$547/night · 42% occ.
$78,336
Running costs (20%)
Utilities, cleaning, maintenance
-$15,667
Income tax (10%)
Indonesian rental income tax
-$21,934
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$40,735

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.6%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.2%
Fully-managed
3.2%
2.6%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

6.5%

Annual Revenue

$78,336

Income Tax / yr

$6,854

Payback

38 yrs

True All-In Cost
Asking price$1,081,522
IMT — transfer tax (non-resident 7.5%)$81,114
Stamp duty (0.8%)$8,652
Notary + registry$2,174
Legal$13,303
Furnishing + STR launch$27,174
All-in cost$1,213,939

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagoa/Carvoeiro.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 20: 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
$1.2M
+22%
Rental Income
+$199K
Total Position
$1.4M
+42%
7.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$430K
Total Position
$1.9M
+91%
6.7%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.0M
Total Position
$3.2M
+220%
6.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.8M
Total Position
$5.0M
+404%
5.5%/yr
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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$504 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
802 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $504 — positioned in the top tier
Generous 802 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 3.8% 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.
3.9%
$3,496/mo
40% occ.
5.2%
$4,661/mo
42% occ.
5.5%
$4,935/mo
current
52% occ.
6.8%
$6,100/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. Market factors in Portugal may impact actual yields.