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Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal
Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade C+villamid-range

Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€375,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

6.2%

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: €27,327/yr
Average Daily Rate: €210
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 42.4 years
5-yr Capital Value: €434,728
10-yr Capital Value: €503,969
Brixfox Score: 54.8 / 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.

€437,555

+16.7% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
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)€437,555

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.2%

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: 100 m²
Land: 114 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesarched patio entrancesornate metal gatescommunity pool area

Score Breakdown

ROI
9.26
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
3.34
Rental Demand
3.56
Payback Speed
1
STR Suitability
4

Description

Semi-detached 2 bedroom bungalow on Gramacho golf course near Ferragudo This lovely well-heated 2 bedroom bungalow is located on a privileged spot on the beautiful 18 hole Gramacho Golf Resort just 200 metres walk from the clubhouse and 150 metres from the swimming pool which is heated to a very pleasant temperature a

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on BRIGHT HOMES ALGARVE - MEDIACAO IMOBILIARIA, LDA. →Listed via Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
BRIGHT HOMES ALGARVE - MEDIACAO IMOBILIARIA, LDA.
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Semi-detached house in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4556 Source verified · BRIGHT HOMES ALGARVE - MEDIACAO IMOBILIARIA, LDA. · listed 2 Jun 2026
Asking price · Freehold
$407,609
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
100 m²
Land
114 m²
True net yield
2.4%
≈ $1,973/mo net after costs & tax
5-yr total return (net + appreciation)
10.1% / yr avg
Payback in ~42 yrs from rent
Brixfox Score 55 · C+

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: 2001
Energy: C
Condition: good

Description

Semi-detached 2 bedroom bungalow on Gramacho golf course near Ferragudo This lovely well-heated 2 bedroom bungalow is located on a privileged spot on the beautiful 18 hole Gramacho Golf Resort just 200 metres walk from the clubhouse and 150 metres from the swimming pool which is heated to a very pleasant temperature a

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)
$296/night
50% ($136)Brixfox estimate($296/night)200% ($544)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$18,506
Likely range $11,104 – $25,909
Airbnb data$296/night · 36% occupancy
Rental income
$296/night · 36% occ.
$35,589
Running costs (20%)
Utilities, cleaning, maintenance
-$7,118
Income tax (10%)
Indonesian rental income tax
-$9,965
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$18,506

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.3%
Fully-managed
3.0%
2.4%
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

7.5%

Annual Revenue

$35,589

Income Tax / yr

$3,114

Payback

42 yrs

True All-In Cost
Asking price$407,609
IMT — transfer tax (non-resident 7.5%)$30,571
Stamp duty (0.8%)$3,261
Notary + registry$2,174
Legal$5,014
Furnishing + STR launch$27,174
All-in cost$475,802

Growth & Exit Strategy

How your investment grows over time

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

$2.3M$1.7M$1.2M$583K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$90K
Total Position
$547K
+46%
7.8%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$195K
Total Position
$750K
+100%
7.2%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$457K
Total Position
$1.3M
+241%
6.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$810K
Total Position
$2.0M
+440%
5.8%/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
4.5% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
114 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $272 — 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 4.5% 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.
5.6%
$1,889/mo
40% occ.
7.4%
$2,519/mo
36% occ.
6.6%
$2,242/mo
current
46% occ.
8.5%
$2,872/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.