Detached house in Rua Ilha Terceira, Santo Amaro, Lagos
Detached house in Rua Ilha Terceira, Santo Amaro, Lagos — image 2Detached house in Rua Ilha Terceira, Santo Amaro, Lagos — image 3Detached house in Rua Ilha Terceira, Santo Amaro, Lagos — image 4Detached house in Rua Ilha Terceira, Santo Amaro, Lagos — image 5
Grade Avillamid-range

Detached house in Rua Ilha Terceira, Santo Amaro, Lagos

Lagos · Western Algarve ·

€795,000

Asking Price (EUR)

14.5%

True Net Yield (Owner, all-in)

10.0%

True Net Yield (Managed, all-in)

22.3%

True Gross Yield

67%

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: €203,181/yr
Average Daily Rate: €834
Payback Period: 4.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 75.4 / 100
Comparable Properties: 8
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€910,485

+14.5% 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 (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€910,485

Gross yield (asking price)

25.6%

True gross yield (all-in)

22.3%

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: 6
Bathrooms: 5
Building: 149 m²
Land: 68 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

indoor garden under stairswood slat room dividerbalcony with sea view

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
1.7
Rental Demand
7.21
Payback Speed
5
STR Suitability
3

Description

Discover this exceptional fully renovated 3 storey townhouse ideally located just outside the historic city walls of Lagos. Set in a quiet, traditional residential area, this property boasts panoramic sea views, a private interior patio, and a layout that offers excellent rental potential. Key Features: 6 Bedrooms | 5

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Detached house in Rua Ilha Terceira, Santo Amaro, Lagos

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
149 m²
Land Plot
68 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 18.9% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+24.4%
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
18.9%
$13,622/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Discover this exceptional fully renovated 3 storey townhouse ideally located just outside the historic city walls of Lagos. Set in a quiet, traditional residential area, this property boasts panoramic sea views, a private interior patio, and a layout that offers excellent rental potential. Key Features: 6 Bedrooms | 5

Income Breakdown

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Nightly Rate (ADR)
$1,205/night
50% ($554)Brixfox estimate($1,205/night)200% ($2217)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$163,463
Airbnb data$1,205/night · 72% occupancy
Rental income
$1,205/night · 72% occ.
$317,260
Running costs (20%)
Utilities, cleaning, maintenance
-$63,452
Income tax (10%)
Indonesian rental income tax
-$88,833
Property tax
Annual property tax
-$1,512
Net income
18.9% ROI
$163,463

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
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$50,272
All-in investment$987,484

Gross yield (asking)

36.7%

True gross yield (all-in)

32.1%

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.

$11.2M$8.4M$5.6M$2.8M$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 5: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$798K
Total Position
$1.8M
+122%
17.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.7M
Total Position
$2.9M
+265%
13.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$4.0M
Total Position
$5.8M
+627%
10.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$7.2M
Total Position
$9.7M
+1124%
8.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
18.9% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$1109 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
68 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 18.9% — outperforms most villas in this market
Premium nightly rate of $1109 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 68 m² — limited expansion potential

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

52% occ.
18.4%
$13,249/mo
62% occ.
22.0%
$15,815/mo
72% occ.
25.5%
$18,381/mo
current
82% occ.
29.1%
$20,947/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.