House in Bensafrim
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Grade C+villabudget

House in Bensafrim

Lagos · Western Algarve ·

€3.5M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

46%

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: €50,844/yr
Average Daily Rate: €306
Payback Period: 79.9 years
5-yr Capital Value: €4.3M
10-yr Capital Value: €5.2M
Brixfox Score: 50 / 100
Comparable Properties: 13
Data Confidence: 65%
Search Radius: 6 km

True Investment Cost

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

€4.2M

+19.3% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation (est. €900/m² × 338 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€304,200
(€236,600–€371,800)
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)€4.2M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.2%

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: 338 m²
Land: 10 m²
Style: modern
Condition: needs-renovation
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large windowsmulti-level structure

Score Breakdown

ROI
8.81
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
0.2
Rental Demand
4.55
Payback Speed
0
STR Suitability
3

Description

Discover Your Dream Home in Lagos: A Luxurious Villa with Unmatched Charm and Convenience Nestled in the heart of Lagos, one of the Algarve's most enchanting cities, this stunning, still under construction, 4-bedroom, 5-bathroom villa is more than just a homeit's a lifestyle. With 255.6 square meters of living space a

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Bensafrim

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

Grade C+ investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$967K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$2,629/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
—
Rental only

Property details

Energy: Not indicated
Condition: needs-renovation

Description

Discover Your Dream Home in Lagos: A Luxurious Villa with Unmatched Charm and Convenience Nestled in the heart of Lagos, one of the Algarve's most enchanting cities, this stunning, still under construction, 4-bedroom, 5-bathroom villa is more than just a homeit's a lifestyle. With 255.6 square meters of living space a

Income Breakdown

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Nightly Rate (ADR)
$442/night
50% ($203)Brixfox estimate($442/night)200% ($814)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$31,543
Airbnb data$442/night · 46% occupancy
Rental income
$442/night · 46% occ.
$73,463
Running costs (20%)
Utilities, cleaning, maintenance
-$14,693
Income tax (10%)
Indonesian rental income tax
-$20,570
Property tax
Annual property tax
-$6,658
Net income
0.8% ROI
$31,543

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$3,804,348
IMT (transfer tax, investment schedule)$285,326
Imposto de Selo (stamp duty)$30,435
Notary & registration$1,359
Legal / due diligence$57,065
Total acquisition costs$374,185
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$330,652
($257,174–$404,130)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$28,315
All-in investment$4,537,500

Gross yield (asking)

1.9%

True gross yield (all-in)

1.6%

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.

$14.6M$11.0M$7.3M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.5M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.3M
+22%
Rental Income
+$154K
Total Position
$4.4M
+26%
4.7%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$333K
Total Position
$5.5M
+58%
4.6%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$780K
Total Position
$8.4M
+141%
4.5%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$1.4M
Total Position
$12.7M
+264%
4.4%/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
0.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$407 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
10 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $407 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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.
0.7%
$2,271/mo
40% occ.
1.0%
$3,213/mo
46% occ.
1.2%
$3,731/mo
current
56% occ.
1.5%
$4,672/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.