Detached house in Santo Amaro, Lagos
Detached house in Santo Amaro, Lagos — image 2Detached house in Santo Amaro, Lagos — image 3Detached house in Santo Amaro, Lagos — image 4Detached house in Santo Amaro, Lagos — image 5
Grade B+villaluxury

Detached house in Santo Amaro, Lagos

Lagos · Western Algarve ·

€3.6M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

47%

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: €81,386/yr
Average Daily Rate: €471
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 55.3 years
5-yr Capital Value: €4.7M
10-yr Capital Value: €5.8M
Brixfox Score: 67.6 / 100
Comparable Properties: 48
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€4.0M

+11.3% over asking

Asking price€3.6M
IMT — Property transfer tax (investment schedule)€270,000
IS — Stamp duty (0.8%)€28,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€54,000
Total acquisition costs€354,050
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€4.0M

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 3
Bathrooms: 1
Building: 205 m²
Land: 831 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architectural designocean proximityprivate pools

Score Breakdown

ROI
9.6
Visual Appeal
14.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.74
Payback Speed
0
STR Suitability
3

Description

Unique Opportunity in Porto de Mós, Lagos! Discover this excellent contemporary villa under construction, located in one of the most privileged areas of Lagos, in Porto de Mós. A few minutes´ walk from the beach and close to all amenities, this property combines elegance, comfort and quality of life, in a perfect loca

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Santo Amaro, Lagos

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
205 m²
Land Plot
831 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$995K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$4,525/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
72.1 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Unique Opportunity in Porto de Mós, Lagos! Discover this excellent contemporary villa under construction, located in one of the most privileged areas of Lagos, in Porto de Mós. A few minutes´ walk from the beach and close to all amenities, this property combines elegance, comfort and quality of life, in a perfect loca

Income Breakdown

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Nightly Rate (ADR)
$680/night
50% ($313)Brixfox estimate($680/night)200% ($1252)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$54,300
Airbnb data$680/night · 47% occupancy
Rental income
$680/night · 47% occ.
$117,591
Running costs (20%)
Utilities, cleaning, maintenance
-$23,518
Income tax (10%)
Indonesian rental income tax
-$32,926
Property tax
Annual property tax
-$6,848
Net income
1.4% ROI
$54,300

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$3,913,043
IMT (transfer tax, investment schedule)$293,478
Imposto de Selo (stamp duty)$31,304
Notary & registration$1,359
Legal / due diligence$58,696
Total acquisition costs$384,837
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$4,353,641

Gross yield (asking)

3.0%

True gross yield (all-in)

2.7%

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.

$16.2M$12.1M$8.1M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.6M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.4M
+22%
Rental Income
+$265K
Total Position
$4.6M
+29%
5.2%/yr
Year 10
Capital Value
$5.3M
+48%
Rental Income
+$573K
Total Position
$5.9M
+64%
5.1%/yr
Year 20
Capital Value
$7.9M
+119%
Rental Income
+$1.3M
Total Position
$9.2M
+156%
4.8%/yr
Year 30
Capital Value
$11.7M
+224%
Rental Income
+$2.4M
Total Position
$14.1M
+290%
4.6%/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
Weak
1.4% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$626 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
831 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $626 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 831 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.4% 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.
1.2%
$3,774/mo
40% occ.
1.6%
$5,223/mo
47% occ.
1.9%
$6,289/mo
current
57% occ.
2.4%
$7,737/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.