House in Santo Amaro, Lagos
House in Santo Amaro, Lagos — image 2House in Santo Amaro, Lagos — image 3House in Santo Amaro, Lagos — image 4House in Santo Amaro, Lagos — image 5
Grade Bvillabudget

House in Santo Amaro, Lagos

Lagos · Western Algarve ·

€370,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

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: €22,695/yr
Average Daily Rate: €135
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 20.4 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 59.6 / 100
Comparable Properties: 89
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€610,690

+65.1% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €900/m² × 220 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€198,000
(€154,000–€242,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€610,690

Gross yield (asking price)

6.1%

True gross yield (all-in)

3.7%

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: 1
Bathrooms: 3
Building: 220 m²
Land: 220 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1977
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureproximity to marina

Score Breakdown

ROI
15.33
Visual Appeal
7.4
Ownership Security
13
Location
10.44
Land & Space
4.85
Rental Demand
4.61
Payback Speed
1
STR Suitability
3

Description

Ground floor property with a backyard, with a licence for a restaurant and a house. There is also the possibility of constructing a new building. The plot, measuring 220 square metres, allows for the construction of a building with a basement, three floors above ground level, with the possibility of an independent fla

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Santo Amaro, Lagos

Inventory
1 Beds
Bathrooms
3 Baths
Built Area
220 m²
Land Plot
220 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$102K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,362/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
24.6 yr
Rental only

Property details

Year built: 1977
Energy: C
Condition: needs-renovation

Description

Ground floor property with a backyard, with a licence for a restaurant and a house. There is also the possibility of constructing a new building. The plot, measuring 220 square metres, allows for the construction of a building with a basement, three floors above ground level, with the possibility of an independent fla

Income Breakdown

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Nightly Rate (ADR)
$195/night
50% ($90)Brixfox estimate($195/night)200% ($358)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$16,348
Airbnb data$195/night · 46% occupancy
Rental income
$195/night · 46% occ.
$32,792
Running costs (20%)
Utilities, cleaning, maintenance
-$6,558
Income tax (10%)
Indonesian rental income tax
-$9,182
Property tax
Annual property tax
-$704
Net income
4.1% ROI
$16,348

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$215,217
($167,391–$263,043)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$661,620

Gross yield (asking)

8.2%

True gross yield (all-in)

5.0%

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.

$2.2M$1.7M$1.1M$551K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 19: 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
$450K
+22%
Rental Income
+$80K
Total Position
$530K
+43%
7.5%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$172K
Total Position
$720K
+95%
6.9%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$404K
Total Position
$1.2M
+228%
6.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$716K
Total Position
$1.9M
+418%
5.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$179 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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.
3.5%
$1,185/mo
40% occ.
4.8%
$1,600/mo
46% occ.
5.5%
$1,854/mo
current
56% occ.
6.8%
$2,269/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.