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Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+villaluxury

Detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€995,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

43%

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: €66,604/yr
Average Daily Rate: €424
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 32.6 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 69.6 / 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

+13.8% 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€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 4
Building: 230 m²
Land: 1863 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolvaulted ceilings with exposed beamsmulti-level living spacemodern kitchen with integrated appliances

Score Breakdown

ROI
11.75
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.3
Payback Speed
2
STR Suitability
4

Description

Attractive 3 bedroom villa for sale on Vale da Pinta, Carvoeiro.  For sale, immaculate, detached villa with a total constructed area of 230.3m2 (188.75m2 + 41.55m2) built in 2009 with only 1 owner, it is in excellent condition, comprising of 3 bedrooms, 3 bathrooms, 1 WC open plan dining area and fully fitted kitchen

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Sampson Property →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Sampson Property
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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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 Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4207 Source verified · Sampson Property · listed 2 Jun 2026
Asking price · Freehold
$1,081,522
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
230 m²
Land
1863 m²
True net yield
3.1%
≈ $5,449/mo net after costs & tax
5-yr total return (net + appreciation)
9.7% / yr avg
Payback in ~33 yrs from rent
Brixfox Score 70 · 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: 2009
Energy: C
Condition: excellent

Description

Attractive 3 bedroom villa for sale on Vale da Pinta, Carvoeiro.  For sale, immaculate, detached villa with a total constructed area of 230.3m2 (188.75m2 + 41.55m2) built in 2009 with only 1 owner, it is in excellent condition, comprising of 3 bedrooms, 3 bathrooms, 1 WC open plan dining area and fully fitted kitchen

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)
$597/night
50% ($274)Brixfox estimate($597/night)200% ($1098)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$45,074
Likely range $27,045 – $63,103
Airbnb data$597/night · 43% occupancy
Rental income
$597/night · 43% occ.
$86,680
Running costs (20%)
Utilities, cleaning, maintenance
-$17,336
Income tax (10%)
Indonesian rental income tax
-$24,271
Property tax
Annual property tax
-$0
Net income
4.2% ROI
$45,074

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.4%
4.8%
Fully-managed
3.7%
3.1%
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

7.1%

Annual Revenue

$86,680

Income Tax / yr

$7,585

Payback

33 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.

$6.0M$4.5M$3.0M$1.5M$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 19: 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
+$220K
Total Position
$1.4M
+44%
7.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$475K
Total Position
$1.9M
+96%
7.0%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.1M
Total Position
$3.3M
+231%
6.2%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.0M
Total Position
$5.2M
+423%
5.7%/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
4.2% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$549 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1863 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $549 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1863 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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.
4.2%
$3,811/mo
40% occ.
5.6%
$5,082/mo
43% occ.
6.1%
$5,461/mo
current
53% occ.
7.5%
$6,732/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.