Semi-detached house, Em535, 1, Portelas, Lagos
Semi-detached house, Em535, 1, Portelas, Lagos — image 2Semi-detached house, Em535, 1, Portelas, Lagos — image 3Semi-detached house, Em535, 1, Portelas, Lagos — image 4Semi-detached house, Em535, 1, Portelas, Lagos — image 5
Grade B+villabudget

Semi-detached house, Em535, 1, Portelas, Lagos

Lagos · Western Algarve ·

€575,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €73,681/yr
Average Daily Rate: €625
+1.0% vs area baselineImage quality 4/10 (-9%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Budget finish (-12%)
Payback Period: 9.7 years
5-yr Capital Value: €755,541
10-yr Capital Value: €919,232
Brixfox Score: 71.6 / 100
Comparable Properties: 11
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€826,855

+43.8% over asking

Asking price€575,000
IMT — Property transfer tax (investment schedule)€33,830
IS — Stamp duty (0.8%)€4,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,625
Total acquisition costs€48,305
Renovation (est. €900/m² × 195 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€175,500
(€136,500–€214,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,050
All-in investment (incl. renovation & furnishing)€826,855

Gross yield (asking price)

12.8%

True gross yield (all-in)

8.9%

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: 4
Bathrooms: 5
Building: 195 m²
Land: 362 m²
Style: contemporary
Condition: needs-renovation
Year Built: 2025
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

unfinished concrete structureexposed brickwork

Score Breakdown

ROI
23.68
Visual Appeal
6
Ownership Security
13
Location
10.44
Land & Space
8.27
Rental Demand
3.23
Payback Speed
4
STR Suitability
3

Description

In a recent and peaceful residential development in Portelas, just minutes from the centre of Lagos, this contemporary four-bedroom villa is available in its current state of construction, with finishing touches left to the buyer — a rare opportunity at a competitive price. Features Plot size: 362? m² Gross built area

Location

📍 37.1263°N, 8.6955°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Semi-detached house, Em535, 1, Portelas, Lagos

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
195 m²
Land Plot
362 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$159K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$4,555/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.4 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: needs-renovation

Description

In a recent and peaceful residential development in Portelas, just minutes from the centre of Lagos, this contemporary four-bedroom villa is available in its current state of construction, with finishing touches left to the buyer — a rare opportunity at a competitive price. Features Plot size: 362? m² Gross built area

Income Breakdown

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Nightly Rate (ADR)
$909/night
50% ($418)Brixfox estimate($909/night)200% ($1672)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$54,658
Airbnb data$909/night · 32% occupancy
Rental income
$909/night · 32% occ.
$107,214
Running costs (20%)
Utilities, cleaning, maintenance
-$21,443
Income tax (10%)
Indonesian rental income tax
-$30,020
Property tax
Annual property tax
-$1,094
Net income
8.7% ROI
$54,658

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$625,000
IMT (transfer tax, investment schedule)$36,772
Imposto de Selo (stamp duty)$5,000
Notary & registration$1,359
Legal / due diligence$9,375
Total acquisition costs$52,505
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$190,761
($148,370–$233,152)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$28,315
All-in investment$896,582

Gross yield (asking)

17.2%

True gross yield (all-in)

12.0%

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.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $575K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$700K
+22%
Rental Income
+$267K
Total Position
$967K
+68%
10.9%/yr
Year 10
Capital Value
$851K
+48%
Rental Income
+$576K
Total Position
$1.4M
+148%
9.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.4M
Total Position
$2.6M
+354%
7.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.4M
Total Position
$4.3M
+640%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$836 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Good
362 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $836 — 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 32% — 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.
11.0%
$5,715/mo
40% occ.
14.7%
$7,650/mo
32% occ.
11.8%
$6,164/mo
current
42% occ.
15.5%
$8,099/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.