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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 Bvillaluxury

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

Lagoa/Carvoeiro · Central Algarve ·

€675,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

56%

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: €44,301/yr
Average Daily Rate: €216
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 37.5 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 60.4 / 100
Comparable Properties: 18
Data Confidence: 77%
Search Radius: 3 km

True Investment Cost

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

€776,725

+15.1% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€776,725

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.7%

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: 2
Bathrooms: 3
Building: 140 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2006
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

shared swimming pool area with sun loungersprivate jacuzzi/small poolgolf course proximitytraditional Portuguese architecture with modern interiors

Score Breakdown

ROI
10.35
Visual Appeal
13.2
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
5.62
Payback Speed
1
STR Suitability
4

Description

Located within the established Vale da Pinta Golf Resort, this corner villa offers a comfortable and private setting in one of the Algarve’s most recognised golf environments. Its corner position offers a rare combination of additional outdoor space, privacy and openness within the resort. Surrounded by greenery and g

Location

📍 37.1326°N, 8.4795°W

· Lagoa/Carvoeiro, Algarve, Portugal

Listed by Van Veenendaal Real Estate via Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 2 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 3 of 5
2-bedroom freehold villa in Lagoa/Carvoeiro — photo 4 of 5
2-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-72002 Source verified · Idealista.pt · listed 1 Jun 2026
Asking price · Freehold
$733,696
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
140 m²
True net yield
2.7%
≈ $3,455/mo net after costs & tax
5-yr total return (net + appreciation)
9.6% / yr avg
Payback in ~38 yrs from rent
Brixfox Score 60 · 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

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Property details

Year built: 2006
Condition: excellent
View: countryside

Description

Located within the established Vale da Pinta Golf Resort, this corner villa offers a comfortable and private setting in one of the Algarve’s most recognised golf environments. Its corner position offers a rare combination of additional outdoor space, privacy and openness within the resort. Surrounded by greenery and g

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)
$304/night
50% ($140)Brixfox estimate($304/night)200% ($559)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$29,993
Likely range $17,996 – $41,990
Airbnb data$304/night · 56% occupancy
Rental income
$304/night · 56% occ.
$57,679
Running costs (20%)
Utilities, cleaning, maintenance
-$11,536
Income tax (10%)
Indonesian rental income tax
-$16,150
Property tax
Annual property tax
-$0
Net income
4.1% ROI
$29,993

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.7%

on all-in cost of $832,965

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.4%
Fully-managed
3.3%
2.7%
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

6.9%

Annual Revenue

$57,679

Income Tax / yr

$5,047

Payback

38 yrs

True All-In Cost
Asking price$733,696
IMT — transfer tax (non-resident 7.5%)$55,027
Stamp duty (0.8%)$5,870
Notary + registry$2,174
Legal$9,025
Furnishing + STR launch$27,174
All-in cost$832,965

Growth & Exit Strategy

How your investment grows over time

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

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$146K
Total Position
$968K
+43%
7.5%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$316K
Total Position
$1.3M
+95%
6.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$741K
Total Position
$2.2M
+229%
6.1%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.3M
Total Position
$3.5M
+419%
5.6%/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
Average
4.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$280 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 $280 — 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
Yield of 4.1% 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

36% occ.
3.8%
$2,340/mo
46% occ.
4.9%
$2,987/mo
56% occ.
5.9%
$3,634/mo
current
66% occ.
7.0%
$4,281/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.