Detached house in Portelas, Lagos
Detached house in Portelas, Lagos — image 2Detached house in Portelas, Lagos — image 3Detached house in Portelas, Lagos — image 4Detached house in Portelas, Lagos — image 5
Grade Avillaluxury

Detached house in Portelas, Lagos

Lagos · Western Algarve ·

€795,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

35%

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: €104,306/yr
Average Daily Rate: €806
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 9.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 82.8 / 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.

€924,385

+16.3% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€924,385

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.3%

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: 6
Building: 180 m²
Land: 457 m²
Style: contemporary
Condition: excellent
Year Built: 2017
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass balcony railingsopen-plan living/diningmodern kitchen appliances

Score Breakdown

ROI
23.94
Visual Appeal
14.2
Ownership Security
13
Location
10.44
Land & Space
10.7
Rental Demand
3.55
Payback Speed
4
STR Suitability
3

Description

Elegant 4-bedroom Villa in the construction phase, featuring a modern and functional design with high-quality finishes. It is spread over a basement, ground floor, and first floor, offering a harmonious distribution of spaces. Features Spacious basement garage with direct internal access Open-plan living room connectin

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Mimosaproperties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Portelas, Lagos

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
180 m²
Land Plot
457 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$220K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$6,405/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
11.2 yr
Rental only

Property details

Year built: 2017
Energy: A
Condition: excellent

Description

Elegant 4-bedroom Villa in the construction phase, featuring a modern and functional design with high-quality finishes. It is spread over a basement, ground floor, and first floor, offering a harmonious distribution of spaces. Features Spacious basement garage with direct internal access Open-plan living room connectin

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$1,164/night
50% ($536)Brixfox estimate($1,164/night)200% ($2143)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$76,865
Airbnb data$1,164/night · 35% occupancy
Rental income
$1,164/night · 35% occ.
$150,725
Running costs (20%)
Utilities, cleaning, maintenance
-$30,145
Income tax (10%)
Indonesian rental income tax
-$42,203
Property tax
Annual property tax
-$1,512
Net income
8.9% ROI
$76,865

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,002,592

Gross yield (asking)

17.4%

True gross yield (all-in)

15.0%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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
$967K
+22%
Rental Income
+$375K
Total Position
$1.3M
+69%
11.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$811K
Total Position
$2.0M
+150%
9.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.9M
Total Position
$3.6M
+358%
7.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.4M
Total Position
$5.9M
+648%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$1071 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
457 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.9% — outperforms most villas in this market
Premium nightly rate of $1071 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
10.2%
$7,312/mo
40% occ.
13.6%
$9,791/mo
35% occ.
12.0%
$8,665/mo
current
45% occ.
15.5%
$11,144/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.