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Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal
Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal — image 2Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal — image 3Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal — image 4Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal — image 5
Grade Bvillaluxury

Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve ·

€3.0M

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

40%

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: €84,301/yr
Average Daily Rate: €573
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 99.2 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.0M
Brixfox Score: 60.5 / 100
Comparable Properties: 12
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€3.3M

+12.2% over asking

Asking price€3.0M
IMT — Property transfer tax (investment schedule)€223,500
IS — Stamp duty (0.8%)€23,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€44,700
Total acquisition costs€293,290
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)€3.3M

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.5%

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
Bathrooms: 6
Building: 611 m²
Land: 10000 m²
Style: contemporary
Condition: excellent
Energy Certificate: A+
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive landscaped grounds with olive treesmodern open-plan kitchen with islandlarge private swimming poollong private driveway

Score Breakdown

ROI
4.04
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.03
Payback Speed
0
STR Suitability
4

Description

BRAND NEW LUXURY VILLA NEAR THE GOLF Discover this exceptional brand new single-storey estate, set on a generous 10,000 m² plot just 5 minutes from Estômbar and 10 minutes from the stunning Algarve coastline. Offering a seamless blend of modern luxury and countryside tranquillity, this property is a rare find in one o

Location

📍 37.1510°N, 8.4910°W

· Lagoa/Carvoeiro, Algarve, Portugal

Visit Spy Manor Real Estate →Listed via Idealista.pt
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Spy Manor Real Estate
5-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
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5-bedroom freehold villa in Lagoa/Carvoeiro — photo 5 of 5

Detached house in Rua Vale Talegas, Gramacho - Vale da Pinta, Estômbar e Parchal

Lagoa/Carvoeiro · Central Algarve · Ref BF-66770 Source verified · Spy Manor Real Estate · listed 2 Jun 2026
Asking price · Freehold
$3,239,130
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
611 m²
Land
10000 m²
True net yield
1.0%
≈ $5,923/mo net after costs & tax
5-yr total return (net + appreciation)
7.3% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 61 · 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

Energy: A+
Condition: excellent
View: countryside

Description

BRAND NEW LUXURY VILLA NEAR THE GOLF Discover this exceptional brand new single-storey estate, set on a generous 10,000 m² plot just 5 minutes from Estômbar and 10 minutes from the stunning Algarve coastline. Offering a seamless blend of modern luxury and countryside tranquillity, this property is a rare find in one o

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)
$806/night
50% ($371)Brixfox estimate($806/night)200% ($1483)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Indicative
Yearly income
$57,078
Likely range $34,247 – $79,910
Airbnb data$806/night · 40% occupancy
Rental income
$806/night · 40% occ.
$109,766
Running costs (20%)
Utilities, cleaning, maintenance
-$21,953
Income tax (10%)
Indonesian rental income tax
-$30,735
Property tax
Annual property tax
-$0
Net income
1.8% ROI
$57,078

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.0%
1.7%
Fully-managed
1.3%
1.0%
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

3.1%

Annual Revenue

$109,766

Income Tax / yr

$9,604

Payback

—

True All-In Cost
Asking price$3,239,130
IMT — transfer tax (non-resident 7.5%)$242,935
Stamp duty (0.8%)$25,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,550,696

Growth & Exit Strategy

How your investment grows over time

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

$14.0M$10.5M$7.0M$3.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.0M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.6M
+22%
Rental Income
+$279K
Total Position
$3.9M
+31%
5.6%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$602K
Total Position
$5.0M
+68%
5.3%/yr
Year 20
Capital Value
$6.5M
+119%
Rental Income
+$1.4M
Total Position
$7.9M
+166%
5.0%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$2.5M
Total Position
$12.2M
+308%
4.8%/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
Weak
1.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$742 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
10000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $742 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 10000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% 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.
1.9%
$5,149/mo
40% occ.
2.5%
$6,865/mo
current
40% occ.
2.6%
$6,915/mo
current
50% occ.
3.2%
$8,631/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.