House in Barão de São João
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Grade Avillamid-range

House in Barão de São João

Lagos · Western Algarve ·

€880,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.9%

True Gross Yield

55%

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: €109,677/yr
Average Daily Rate: €551
Payback Period: 10.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 80.7 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+14.6% over asking

Asking price€880,000
IMT — Property transfer tax (investment schedule)€52,800
IS — Stamp duty (0.8%)€7,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,200
Total acquisition costs€74,290
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

12.5%

True gross yield (all-in)

10.9%

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: 4
Building: 250 m²
Land: 15240 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed-wooden-beamsarched-doorwaysprivate-pool-with-decksolar-panels

Score Breakdown

ROI
22.78
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.45
Payback Speed
4
STR Suitability
3

Description

Opportunity to purchase a recently completely renovated 4 bedroom villa with pool situated on a plot with almost 1.5 hectares of land. The villa sits on a hillside overlooking the countryside and the valley below. The access is via an electric gate and and drive up the hill to the villa. There are 3 bedrooms downstair

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Barão de São João

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
15240 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$243K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$6,727/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
11.8 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: good

Description

Opportunity to purchase a recently completely renovated 4 bedroom villa with pool situated on a plot with almost 1.5 hectares of land. The villa sits on a hillside overlooking the countryside and the valley below. The access is via an electric gate and and drive up the hill to the villa. There are 3 bedrooms downstair

Income Breakdown

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Nightly Rate (ADR)
$796/night
50% ($366)Brixfox estimate($796/night)200% ($1465)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$80,729
Airbnb data$796/night · 55% occupancy
Rental income
$796/night · 55% occ.
$158,467
Running costs (20%)
Utilities, cleaning, maintenance
-$31,693
Income tax (10%)
Indonesian rental income tax
-$44,371
Property tax
Annual property tax
-$1,674
Net income
8.4% ROI
$80,729

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$956,522
IMT (transfer tax, investment schedule)$57,391
Imposto de Selo (stamp duty)$7,652
Notary & registration$1,359
Legal / due diligence$14,348
Total acquisition costs$80,750
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,946
($8,152–$21,739)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,093,576

Gross yield (asking)

16.6%

True gross yield (all-in)

14.5%

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.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $880K
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 11: 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
$1.1M
+22%
Rental Income
+$394K
Total Position
$1.5M
+66%
10.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$851K
Total Position
$2.2M
+145%
9.4%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.0M
Total Position
$3.9M
+346%
7.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.5M
Total Position
$6.4M
+626%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$732 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
15240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $732 — positioned in the top tier
Generous 15240 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
7.2%
$5,715/mo
45% occ.
9.3%
$7,410/mo
55% occ.
11.4%
$9,104/mo
current
65% occ.
13.5%
$10,799/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.