Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos
Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos — image 2Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos — image 3Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos — image 4Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade B+villamid-range

Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.6M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

50%

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: €94,116/yr
Average Daily Rate: €511
Payback Period: 21.1 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 72.3 / 100
Comparable Properties: 13
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+13.6% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation (est. €55/m² × 367 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,185
(€11,010–€29,360)
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)€1.8M

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 367 m²
Land: 4500 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace with poolpanoramic countryside viewsopen-plan living and dining areamodern minimalist exterior

Score Breakdown

ROI
15.05
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.05
Payback Speed
1
STR Suitability
3

Description

This property is a truly unique ‘oasis’ which sits on the outskirts of historic Lagos. Constructed levels, it includes a heated swimming pool, landscaped gardens and very large basement. This is a hidden retreat, totally private and not overlooked. 3 minutes’ drive from the centre of Lagos and all amenities. The prop

Location

📍 37.1020°N, 8.6798°W

· Lagos, Algarve, Portugal

View on PANORAMIC PROPERTIES →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Filarmónica Primeiro de Maio, 8, Santo Amaro, Lagos Cidade, Lagos

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
367 m²
Land Plot
4500 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$442K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$5,669/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.6 yr
Rental only

Property details

Year built: 2006
Energy: B
Condition: good

Description

This property is a truly unique ‘oasis’ which sits on the outskirts of historic Lagos. Constructed levels, it includes a heated swimming pool, landscaped gardens and very large basement. This is a hidden retreat, totally private and not overlooked. 3 minutes’ drive from the centre of Lagos and all amenities. The prop

Income Breakdown

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Nightly Rate (ADR)
$742/night
50% ($341)Brixfox estimate($742/night)200% ($1365)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$68,028
Airbnb data$742/night · 50% occupancy
Rental income
$742/night · 50% occ.
$136,676
Running costs (20%)
Utilities, cleaning, maintenance
-$27,335
Income tax (10%)
Indonesian rental income tax
-$38,269
Property tax
Annual property tax
-$3,043
Net income
3.9% ROI
$68,028

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$1,739,130
IMT (transfer tax, investment schedule)$130,435
Imposto de Selo (stamp duty)$13,913
Notary & registration$1,359
Legal / due diligence$26,087
Total acquisition costs$171,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,940
($11,967–$31,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,974,223

Gross yield (asking)

7.9%

True gross yield (all-in)

6.9%

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.

$9.4M$7.0M$4.7M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$332K
Total Position
$2.3M
+42%
7.3%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$717K
Total Position
$3.1M
+93%
6.8%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.7M
Total Position
$5.2M
+224%
6.1%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$3.0M
Total Position
$8.2M
+410%
5.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$682 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $682 — positioned in the top tier
Generous 4500 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% is near 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.
3.1%
$4,560/mo
40% occ.
4.2%
$6,140/mo
50% occ.
5.3%
$7,719/mo
current
60% occ.
6.4%
$9,298/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.