Detached house in Santo Amaro, Lagos
Detached house in Santo Amaro, Lagos — image 2Detached house in Santo Amaro, Lagos — image 3Detached house in Santo Amaro, Lagos — image 4Detached house in Santo Amaro, Lagos — image 5
Grade B+villaluxury

Detached house in Santo Amaro, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

48%

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: €83,997/yr
Average Daily Rate: €482
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.2 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 73.4 / 100
Comparable Properties: 47
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.5% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.6%

True gross yield (all-in)

5.0%

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: 3
Bathrooms: 5
Building: 295 m²
Land: 623 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural linesextensive glass balconiesintegrated outdoor dining arearooftop terrace with shade structure

Score Breakdown

ROI
14.71
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
10.82
Rental Demand
4.78
Payback Speed
1
STR Suitability
3

Description

3+1 bedroom, contemporary style villa under construction, located in a pleasant urbanization within walking distance of Porto de Mós beach, and the city centre of Lagos. This property oozes luxury and has a fantastic location, enough to impress even those with the highest demands. Every detail has been taken into acco

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Santo Amaro, Lagos

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

Grade B+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$412K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$5,023/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
26.9 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

3+1 bedroom, contemporary style villa under construction, located in a pleasant urbanization within walking distance of Porto de Mós beach, and the city centre of Lagos. This property oozes luxury and has a fantastic location, enough to impress even those with the highest demands. Every detail has been taken into acco

Income Breakdown

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Nightly Rate (ADR)
$696/night
50% ($320)Brixfox estimate($696/night)200% ($1280)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$60,277
Airbnb data$696/night · 48% occupancy
Rental income
$696/night · 48% occ.
$121,368
Running costs (20%)
Utilities, cleaning, maintenance
-$24,274
Income tax (10%)
Indonesian rental income tax
-$33,983
Property tax
Annual property tax
-$2,834
Net income
3.7% ROI
$60,277

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$1,619,565
IMT (transfer tax, investment schedule)$121,467
Imposto de Selo (stamp duty)$12,957
Notary & registration$1,359
Legal / due diligence$24,293
Total acquisition costs$160,076
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,835,402

Gross yield (asking)

7.5%

True gross yield (all-in)

6.6%

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.

$8.6M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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.
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
$1.8M
+22%
Rental Income
+$294K
Total Position
$2.1M
+41%
7.2%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$636K
Total Position
$2.8M
+91%
6.7%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.5M
Total Position
$4.8M
+219%
6.0%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$2.6M
Total Position
$7.5M
+401%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
623 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $640 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 623 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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%
$4,208/mo
40% occ.
4.2%
$5,689/mo
48% occ.
5.1%
$6,843/mo
current
58% occ.
6.2%
$8,325/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.