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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 B+villamid-range

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

Lagoa/Carvoeiro · Central Algarve ·

€719,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

7.7%

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: €62,578/yr
Average Daily Rate: €399
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 24.5 years
5-yr Capital Value: €833,518
10-yr Capital Value: €966,276
Brixfox Score: 74.2 / 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.

€814,627

+13.3% over asking

Asking price€719,000
IMT — Property transfer tax (investment schedule)€43,140
IS — Stamp duty (0.8%)€5,752
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,785
Total acquisition costs€60,927
Renovation€0 — move-in ready
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)€814,627

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.7%

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: 3
Bathrooms: 2
Building: 155 m²
Land: 690 m²
Style: modern
Condition: excellent
Year Built: 2023
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsopen-plan living spaceminimalist kitchenoutdoor lounge area

Score Breakdown

ROI
15.27
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.3
Payback Speed
3
STR Suitability
4

Description

This pleasant villa of contemporary architecture has a spacious outdoor area with private pool. The elegantly equipped open plan kitchen and living room have large windows that provide light and view to the pool equipped with pool cover, and garden of the property. In the master bedroom we have an en suite bathroom wit

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on Pestana Golf Resorts →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Pestana Golf Resorts
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

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

Lagoa/Carvoeiro · Central Algarve · Ref BF-4806 Source verified · Pestana Golf Resorts · listed 2 Jun 2026
Asking price · Freehold
$781,522
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
155 m²
Land
690 m²
True net yield
4.1%
≈ $5,231/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 74 · 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: 2023
Energy: B
Condition: excellent

Description

This pleasant villa of contemporary architecture has a spacious outdoor area with private pool. The elegantly equipped open plan kitchen and living room have large windows that provide light and view to the pool equipped with pool cover, and garden of the property. In the master bedroom we have an en suite bathroom wit

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)
$561/night
50% ($258)Brixfox estimate($561/night)200% ($1032)
Occupancy
43%
10%Brixfox estimate(43%)100%

Short-Term Rental

Indicative
Yearly income
$42,362
Likely range $25,417 – $59,308
Airbnb data$561/night · 43% occupancy
Rental income
$561/night · 43% occ.
$81,466
Running costs (20%)
Utilities, cleaning, maintenance
-$16,293
Income tax (10%)
Indonesian rental income tax
-$22,811
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$42,362

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.3%
Fully-managed
4.9%
4.1%
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

9.2%

Annual Revenue

$81,466

Income Tax / yr

$7,128

Payback

24 yrs

True All-In Cost
Asking price$781,522
IMT — transfer tax (non-resident 7.5%)$58,614
Stamp duty (0.8%)$6,252
Notary + registry$2,174
Legal$9,613
Furnishing + STR launch$27,174
All-in cost$885,349

Growth & Exit Strategy

How your investment grows over time

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

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $719K
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 15: 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
$875K
+22%
Rental Income
+$207K
Total Position
$1.1M
+50%
8.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$447K
Total Position
$1.5M
+110%
7.7%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.0M
Total Position
$2.6M
+265%
6.7%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.9M
Total Position
$4.2M
+482%
6.0%/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
Good
5.4% annual return
Occupancy
Weak
43% average occupancy
Nightly Rate
Strong
$516 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
690 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $516 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 690 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 43% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.5%
$3,582/mo
40% occ.
7.3%
$4,776/mo
43% occ.
7.9%
$5,133/mo
current
53% occ.
9.7%
$6,327/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.