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Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvillamid-range

Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

36%

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: €28,461/yr
Average Daily Rate: €216
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 85.1 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 57.3 / 100
Comparable Properties: 6
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€761,625

+12.8% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€761,625

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 2
Bathrooms: 3
Building: 174 m²
Land: 1328 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturelush landscapingcommunal pool with view

Score Breakdown

ROI
4.68
Visual Appeal
11.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.61
Payback Speed
0
STR Suitability
4

Description

Golfer's paradise! Villa located in the golf practice of Vale da Pinta, with direct access to the course and located less than 3 minutes from 3 18-hole golf courses. A unique opportunity to live in one of the most prestigious resorts in Lagoa. This elegant 2 bedroom villa, located in the Pestana Vale da Pinta Golf Res

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Nuris Imobiliária via Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Estrada Sem Nome Nn, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4171 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$733,696
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
174 m²
Land
1328 m²
True net yield
1.2%
≈ $1,892/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~85 yrs from rent
Brixfox Score 57 · 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: 2006
Energy: B
Condition: excellent

Description

Golfer's paradise! Villa located in the golf practice of Vale da Pinta, with direct access to the course and located less than 3 minutes from 3 18-hole golf courses. A unique opportunity to live in one of the most prestigious resorts in Lagoa. This elegant 2 bedroom villa, located in the Pestana Vale da Pinta Golf Res

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)
$304/night
50% ($140)Brixfox estimate($304/night)200% ($558)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$19,274
Likely range $11,564 – $26,984
Airbnb data$304/night · 36% occupancy
Rental income
$304/night · 36% occ.
$37,065
Running costs (20%)
Utilities, cleaning, maintenance
-$7,413
Income tax (10%)
Indonesian rental income tax
-$10,378
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$19,274

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.7%
2.3%
Fully-managed
1.6%
1.2%
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

4.5%

Annual Revenue

$37,065

Income Tax / yr

$3,243

Payback

85 yrs

True All-In Cost
Asking price$733,696
IMT — transfer tax (non-resident 7.5%)$55,027
Stamp duty (0.8%)$5,870
Notary + registry$2,174
Legal$9,025
Furnishing + STR launch$27,174
All-in cost$832,965

Growth & Exit Strategy

How your investment grows over time

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

$3.5M$2.6M$1.7M$872K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$94K
Total Position
$915K
+36%
6.3%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$203K
Total Position
$1.2M
+78%
5.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$476K
Total Position
$2.0M
+190%
5.5%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$844K
Total Position
$3.0M
+349%
5.1%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1328 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $279 — positioned in the top tier
Generous 1328 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 2.6% 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.
3.2%
$1,939/mo
40% occ.
4.2%
$2,585/mo
36% occ.
3.8%
$2,335/mo
current
46% occ.
4.9%
$2,981/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.