Launch offer — 3 months free free, no card

Detached house in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal
Grade Avillaluxury

Detached house in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€2.2M

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

9.5%

True Gross Yield

56%

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: €233,732/yr
Average Daily Rate: €1141
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has garden (+10%), Luxury finish (+8%)
Payback Period: 16.3 years
5-yr Capital Value: €2.5M
10-yr Capital Value: €2.9M
Brixfox Score: 76.5 / 100
Comparable Properties: 8
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€2.5M

+13.1% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€163,500
IS — Stamp duty (0.8%)€17,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,700
Total acquisition costs€214,890
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

10.7%

True gross yield (all-in)

9.5%

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: 5
Building: 393 m²
Style: contemporary
Condition: excellent
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolspacious outdoor living areaelegant architectural columns

Score Breakdown

ROI
21.24
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.61
Payback Speed
4
STR Suitability
4

Description

Ideally located just a short drive from Carvoeiro, Lagoa, Ferragudo, Portimão, and Silves. This spacious villa features five large bedrooms, all with ensuite bathrooms and fitted wardrobes. The villa opens into a contemporary open-plan kitchen and dining area, complete with a central island and elegant granite worktops

Location

📍 37.1249°N, 8.4854°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 1
Idealista.pt

Detached house in Rua do Pestana Golf Resort, 8401, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-66506 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$2,369,565
Ownership
Freehold
Bedrooms
5
Built area
393 m²
True net yield
6.1%
≈ $21,247/mo net after costs & tax
5-yr total return (net + appreciation)
12.2% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 77 · A

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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: excellent
View: garden

Description

Ideally located just a short drive from Carvoeiro, Lagoa, Ferragudo, Portimão, and Silves. This spacious villa features five large bedrooms, all with ensuite bathrooms and fitted wardrobes. The villa opens into a contemporary open-plan kitchen and dining area, complete with a central island and elegant granite worktops

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)
$1,608/night
50% ($740)Brixfox estimate($1,608/night)200% ($2959)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$158,629
Likely range $95,177 – $222,082
Airbnb data$1,608/night · 56% occupancy
Rental income
$1,608/night · 56% occ.
$305,057
Running costs (20%)
Utilities, cleaning, maintenance
-$61,011
Income tax (10%)
Indonesian rental income tax
-$85,416
Property tax
Annual property tax
-$0
Net income
6.7% ROI
$158,629

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.8%
8.8%
Fully-managed
7.1%
6.1%
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

11.7%

Annual Revenue

$305,057

Income Tax / yr

$26,692

Payback

16 yrs

True All-In Cost
Asking price$2,369,565
IMT — transfer tax (non-resident 7.5%)$177,717
Stamp duty (0.8%)$18,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,608,957

Growth & Exit Strategy

How your investment grows over time

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

$16.1M$12.1M$8.1M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$775K
Total Position
$3.4M
+57%
9.5%/yr
Year 10
Capital Value
$3.2M
+48%
Rental Income
+$1.7M
Total Position
$4.9M
+125%
8.4%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$3.9M
Total Position
$8.7M
+299%
7.2%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$6.9M
Total Position
$14.0M
+543%
6.4%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$1480 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1480 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
6.3%
$12,370/mo
46% occ.
8.0%
$15,794/mo
56% occ.
9.7%
$19,219/mo
current
66% occ.
11.5%
$22,643/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.