Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos
Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos — image 2Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos — image 3Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos — image 4Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos — image 5
Grade A+villamid-range

Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos

Lagos · Western Algarve ·

€1.2M

Asking Price (EUR)

17.6%

True Net Yield (Owner, all-in)

12.2%

True Net Yield (Managed, all-in)

27.1%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €374,523/yr
Average Daily Rate: €1541
Payback Period: 3.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 86 / 100
Comparable Properties: 3
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+15.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
Renovation (est. €55/m² × 480 m²)
Light touch-ups — paint, fixtures, deep clean.		€26,400
(€14,400–€38,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

31.3%

True gross yield (all-in)

27.1%

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: 5
Bathrooms: 4
Building: 480 m²
Land: 1350000 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar-panelsrural-settingterraced-hillsides

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
7.54
Payback Speed
5
STR Suitability
3

Description

Unique opportunity with a significant price reduction for a quick sale. The entire property, comprising two adjacent plots of 49 hectares and 86 hectares, is exclusively covered by cork oaks and pine trees—no eucalyptus—and has a stream running through it. Both plots include a house (one with central heating and 293 m²

Location

📍 37.2065°N, 8.7402°W

· Lagos, Algarve, Portugal

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Lagos / Western Algarve

Estate, Pincho, Nn, Bensafrim e Barão de São João, Lagos

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
480 m²
Land Plot
1350000 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 24.5% net return annually.

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The Investment

Brixfox Score86
GradeA+
Brixfox Intelligence
86A+Excellent
Score Breakdown
ROI & Yield95%
Capital Growth90%
Risk Profile87%
Market Demand86%

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
+30.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$330K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
24.5%
$26,552/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
4.1 yr
Rental only

Property details

Energy: E
Condition: good

Description

Unique opportunity with a significant price reduction for a quick sale. The entire property, comprising two adjacent plots of 49 hectares and 86 hectares, is exclusively covered by cork oaks and pine trees—no eucalyptus—and has a stream running through it. Both plots include a house (one with central heating and 293 m²

Income Breakdown

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Nightly Rate (ADR)
$2,242/night
50% ($1031)Brixfox estimate($2,242/night)200% ($4125)
Occupancy
75%
10%Brixfox estimate(75%)100%

Short-Term Rental

Yearly income
$318,627
Airbnb data$2,242/night · 75% occupancy
Rental income
$2,242/night · 75% occ.
$617,115
Running costs (20%)
Utilities, cleaning, maintenance
-$123,423
Income tax (10%)
Indonesian rental income tax
-$172,792
Property tax
Annual property tax
-$2,273
Net income
24.5% ROI
$318,627

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$1,298,913
IMT (transfer tax, investment schedule)$97,418
Imposto de Selo (stamp duty)$10,391
Notary & registration$1,359
Legal / due diligence$19,484
Total acquisition costs$128,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$28,696
($15,652–$41,739)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,500,717

Gross yield (asking)

47.5%

True gross yield (all-in)

41.1%

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.

$20.5M$15.4M$10.2M$5.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 4: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$1.6M
Total Position
$3.0M
+152%
20.3%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$3.4M
Total Position
$5.1M
+329%
15.7%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$7.9M
Total Position
$10.5M
+778%
11.5%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$13.9M
Total Position
$17.8M
+1391%
9.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
24.5% annual return
Occupancy
Strong
75% average occupancy
Nightly Rate
Strong
$2062 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1350000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 24.5% — outperforms most villas in this market
Strong occupancy at 75% — consistent booking demand
Premium nightly rate of $2062 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

55% occ.
24.3%
$26,263/mo
65% occ.
28.7%
$31,036/mo
75% occ.
33.1%
$35,809/mo
current
85% occ.
37.5%
$40,582/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.