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

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

Lagoa/Carvoeiro · Central Algarve ·

€1.6M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

42%

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: €54,391/yr
Average Daily Rate: €357
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 81.8 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.1M
Brixfox Score: 57.9 / 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.

€1.8M

+12.9% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€118,125
IS — Stamp duty (0.8%)€12,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,625
Total acquisition costs€155,600
Renovation (est. €55/m² × 235 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,925
(€7,050–€18,800)
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)€1.8M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 235 m²
Land: 20180 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terraceprivate poolgolf course proximitypanoramic views

Score Breakdown

ROI
4.88
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.17
Payback Speed
0
STR Suitability
4

Description

A UNIQUE OPPORTUNITY IN ALGARVE We present to you a detached single-story villa, a true haven of tranquility and privacy, located next to the prestigious Gramacho golf course. This property, set on a vast 5 acres plot, offers an exclusive lifestyle, combining the charm of the countryside with the proximity of luxury am

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

View this property on RE/MAX Platina II →Listed via Idealista.pt
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
RE/MAX Platina II
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
3-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
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 Estrada Sem Nome, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-4960 Source verified · RE/MAX Platina II · listed 2 Jun 2026
Asking price · Freehold
$1,711,957
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
235 m²
Land
20180 m²
True net yield
1.2%
≈ $3,874/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~82 yrs from rent
Brixfox Score 58 · 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: 1988
Energy: D
Condition: good

Description

A UNIQUE OPPORTUNITY IN ALGARVE We present to you a detached single-story villa, a true haven of tranquility and privacy, located next to the prestigious Gramacho golf course. This property, set on a vast 5 acres plot, offers an exclusive lifestyle, combining the charm of the countryside with the proximity of luxury am

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)
$502/night
50% ($231)Brixfox estimate($502/night)200% ($925)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$36,835
Likely range $22,101 – $51,568
Airbnb data$502/night · 42% occupancy
Rental income
$502/night · 42% occ.
$70,836
Running costs (20%)
Utilities, cleaning, maintenance
-$14,167
Income tax (10%)
Indonesian rental income tax
-$19,834
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$36,835

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
2.5%
2.1%
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

3.7%

Annual Revenue

$70,836

Income Tax / yr

$6,198

Payback

82 yrs

True All-In Cost
Asking price$1,711,957
IMT — transfer tax (non-resident 7.5%)$128,397
Stamp duty (0.8%)$13,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,896,766

Growth & Exit Strategy

How your investment grows over time

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

$7.7M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 30: 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
$1.9M
+22%
Rental Income
+$180K
Total Position
$2.1M
+33%
5.9%/yr
Year 10
Capital Value
$2.3M
+48%
Rental Income
+$388K
Total Position
$2.7M
+73%
5.6%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$911K
Total Position
$4.4M
+177%
5.2%/yr
Year 30
Capital Value
$5.1M
+224%
Rental Income
+$1.6M
Total Position
$6.7M
+327%
5.0%/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

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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
2.2% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$462 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
20180 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $462 — positioned in the top tier
Generous 20180 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 2.2% 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.
2.2%
$3,209/mo
40% occ.
3.0%
$4,279/mo
42% occ.
3.1%
$4,462/mo
current
52% occ.
3.9%
$5,532/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.