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Estate in Gramacho - Vale da Pinta, Estômbar e Parchal
Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Estate in Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade B+villamid-range

Estate in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€1.2M

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €91,883/yr
Average Daily Rate: €567
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 26.0 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 70.1 / 100
Comparable Properties: 8
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€1.4M

+14.2% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 215 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,825
(€6,450–€17,200)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.7%

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: 4
Bathrooms: 5
Building: 215 m²
Land: 1084 m²
Style: contemporary
Condition: good
Year Built: 1996
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming pooloutdoor hot tubcovered outdoor dining arealandscaped garden with stone walls

Score Breakdown

ROI
14.44
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.44
Payback Speed
2
STR Suitability
4

Description

Magnificent 4 bedroom villa with a plot of land of 1086 m2, of a single storey is a true refuge of luxury and comfort, located in one of the most prestigious natural settings and surrounded by the serenity of a Condominium of the Gramacho Golf Course. This unique property offers the perfect balance between elegance, m

Location

📍 37.1329°N, 8.4770°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Find Your Wish, Lda →Listed via Idealista.pt
4-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
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4-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Estate in Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4705 Source verified · Find Your Wish, Lda · listed 2 Jun 2026
Asking price · Freehold
$1,298,913
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
215 m²
Land
1084 m²
True net yield
3.8%
≈ $7,841/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~26 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: 1996
Energy: C
Condition: good

Description

Magnificent 4 bedroom villa with a plot of land of 1086 m2, of a single storey is a true refuge of luxury and comfort, located in one of the most prestigious natural settings and surrounded by the serenity of a Condominium of the Gramacho Golf Course. This unique property offers the perfect balance between elegance, m

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)
$800/night
50% ($368)Brixfox estimate($800/night)200% ($1471)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Indicative
Yearly income
$62,360
Likely range $37,416 – $87,304
Airbnb data$800/night · 44% occupancy
Rental income
$800/night · 44% occ.
$119,923
Running costs (20%)
Utilities, cleaning, maintenance
-$23,985
Income tax (10%)
Indonesian rental income tax
-$33,578
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$62,360

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.8%

on all-in cost of $1,449,440

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.8%
Fully-managed
4.6%
3.8%
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

8.3%

Annual Revenue

$119,923

Income Tax / yr

$10,493

Payback

26 yrs

True All-In Cost
Asking price$1,298,913
IMT — transfer tax (non-resident 7.5%)$97,418
Stamp duty (0.8%)$10,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,449,440

Growth & Exit Strategy

How your investment grows over time

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

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 17: 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
$1.5M
+22%
Rental Income
+$305K
Total Position
$1.8M
+47%
8.0%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$658K
Total Position
$2.4M
+103%
7.3%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.5M
Total Position
$4.2M
+248%
6.4%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$2.7M
Total Position
$6.6M
+453%
5.9%/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
4.8% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$736 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1084 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $736 — positioned in the top tier
Generous 1084 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 4.8% 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.
4.7%
$5,107/mo
40% occ.
6.3%
$6,810/mo
44% occ.
7.0%
$7,555/mo
current
54% occ.
8.6%
$9,258/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.