Detached house in Pinhal da Meia Praia, Meia Praia, Lagos
Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 2Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 3Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 4Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 5
Grade Avillamid-range

Detached house in Pinhal da Meia Praia, Meia Praia, Lagos

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

9.1%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

14.0%

True Gross Yield

62%

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: €185,228/yr
Average Daily Rate: €815
Payback Period: 7.8 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 84.6 / 100
Comparable Properties: 5
Data Confidence: 54%
Search Radius: 4 km

True Investment Cost

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

€1.3M

+14.9% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 227 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,485
(€6,810–€18,160)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

16.1%

True gross yield (all-in)

14.0%

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: 3
Building: 227 m²
Land: 732 m²
Style: portuguese-traditional
Condition: good
Year Built: 1954
Energy Certificate: F
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

proximity to beachprivate pooltraditional Algarve architecture

Score Breakdown

ROI
25
Visual Appeal
12
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.23
Payback Speed
5
STR Suitability
3

Description

House T5 for sale Exclusive Property Facing Meia Praia – for Living, Tourism or Business Located just minutes from the iconic Meia Praia beach and the Palmares Golf Course, this unique property represents a truly rare opportunity in one of the most valued areas of Lagos. It is a highly flexible real estate complex, com

Location

📍 37.1100°N, 8.6600°W

· Lagos, Algarve, Portugal

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

Detached house in Pinhal da Meia Praia, Meia Praia, Lagos

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
227 m²
Land Plot
732 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 11.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA
Brixfox Intelligence
85AExcellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+16.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$318K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.0%
$11,415/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.1 yr
Rental only

Property details

Year built: 1954
Energy: F
Condition: good

Description

House T5 for sale Exclusive Property Facing Meia Praia – for Living, Tourism or Business Located just minutes from the iconic Meia Praia beach and the Palmares Golf Course, this unique property represents a truly rare opportunity in one of the most valued areas of Lagos. It is a highly flexible real estate complex, com

Income Breakdown

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Nightly Rate (ADR)
$1,177/night
50% ($542)Brixfox estimate($1,177/night)200% ($2166)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$136,982
Airbnb data$1,177/night · 62% occupancy
Rental income
$1,177/night · 62% occ.
$267,634
Running costs (20%)
Utilities, cleaning, maintenance
-$53,527
Income tax (10%)
Indonesian rental income tax
-$74,937
Property tax
Annual property tax
-$2,188
Net income
11.0% ROI
$136,982

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,571
($7,402–$19,739)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,434,603

Gross yield (asking)

21.4%

True gross yield (all-in)

18.7%

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: $1.1M
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$669K
Total Position
$2.1M
+80%
12.5%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$1.4M
Total Position
$3.1M
+174%
10.6%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$3.4M
Total Position
$5.9M
+414%
8.5%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$6.0M
Total Position
$9.7M
+746%
7.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$1083 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
732 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.0% — outperforms most villas in this market
Premium nightly rate of $1083 — positioned in the top tier
Generous 732 m² land — room for expansion or amenities

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

42% occ.
10.0%
$10,416/mo
52% occ.
12.4%
$12,923/mo
62% occ.
14.8%
$15,429/mo
current
72% occ.
17.2%
$17,936/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.