Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos
Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos — image 2Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos — image 3Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos — image 4Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos — image 5
Grade Bvillamid-range

Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos

Lagos · Western Algarve ·

€425,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €34,856/yr
Average Daily Rate: €247
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.2 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 60.4 / 100
Comparable Properties: 36
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€493,860

+16.2% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€493,860

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.1%

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: 2
Bathrooms: 2
Building: 121 m²
Land: 18 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private patio with BBQcommunal pool areafireplace

Score Breakdown

ROI
17.89
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
0.49
Rental Demand
3.86
Payback Speed
3
STR Suitability
3

Description

Welcome to this charming townhouse located near the beautiful city of Lagos. This cozy property offers a perfect combination of comfort and convenience, ideal for those looking for a peaceful retreat, a vacation home, or rental opportunities. With 2 bedrooms and 1 bathroom plus WC, this townhouse boasts a spacious li

Location

📍 37.1237°N, 8.6560°W

· Lagos, Algarve, Portugal

View on Casas do Barlavento →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house, Jardim da Meia Praia Urbanização, Nn, Caliças - Telheiro, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
121 m²
Land Plot
18 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$117K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$2,116/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Property details

Year built: 2004
Energy: C
Condition: good

Description

Welcome to this charming townhouse located near the beautiful city of Lagos. This cozy property offers a perfect combination of comfort and convenience, ideal for those looking for a peaceful retreat, a vacation home, or rental opportunities. With 2 bedrooms and 1 bathroom plus WC, this townhouse boasts a spacious li

Income Breakdown

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Nightly Rate (ADR)
$357/night
50% ($164)Brixfox estimate($357/night)200% ($658)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$25,392
Airbnb data$357/night · 39% occupancy
Rental income
$357/night · 39% occ.
$50,385
Running costs (20%)
Utilities, cleaning, maintenance
-$10,077
Income tax (10%)
Indonesian rental income tax
-$14,108
Property tax
Annual property tax
-$808
Net income
5.5% ROI
$25,392

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$534,630

Gross yield (asking)

10.9%

True gross yield (all-in)

9.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.9M$2.1M$1.4M$716K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
Capital appreciation
Property value growing at +4%/yr based on Lagos 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
$517K
+22%
Rental Income
+$124K
Total Position
$641K
+51%
8.6%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$268K
Total Position
$897K
+111%
7.8%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$628K
Total Position
$1.6M
+267%
6.7%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.1M
Total Position
$2.5M
+486%
6.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$329 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
18 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $329 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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

30% occ.
5.8%
$2,215/mo
40% occ.
7.7%
$2,976/mo
39% occ.
7.5%
$2,872/mo
current
49% occ.
9.4%
$3,633/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.