Detached house in Caliças - Telheiro, Lagos
Detached house in Caliças - Telheiro, Lagos — image 2Detached house in Caliças - Telheiro, Lagos — image 3Detached house in Caliças - Telheiro, Lagos — image 4Detached house in Caliças - Telheiro, Lagos — image 5
Grade Bvillaluxury

Detached house in Caliças - Telheiro, Lagos

Lagos · Western Algarve ·

€4.1M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €108,779/yr
Average Daily Rate: €770
Payback Period: 46.1 years
5-yr Capital Value: €5.4M
10-yr Capital Value: €6.6M
Brixfox Score: 62.4 / 100
Comparable Properties: 7
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€4.6M

+11.3% over asking

Asking price€4.1M
IMT — Property transfer tax (investment schedule)€309,375
IS — Stamp duty (0.8%)€33,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€61,875
Total acquisition costs€405,500
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€4.6M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.4%

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: 6
Building: 340 m²
Land: 2755 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

infinity-edge poolexpansive glass wallsmultiple terracesgolf course proximityocean views

Score Breakdown

ROI
10.1
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
3.87
Payback Speed
0
STR Suitability
3

Description

Situated in one of the Algarve's most prestigious locations, this modern villa is set in a serene, peaceful environment, with sea views and panoramic exposure over Meia Praia, Lagos and Ria de Alvor. The plot has a total area of 2,755 m2 and a built area of 340 m2, spread over 3 floors, all with access via stairs and

Location

📍 37.1216°N, 8.6568°W

· Lagos, Algarve, Portugal

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Lagos / Western Algarve

Detached house in Caliças - Telheiro, Lagos

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
340 m²
Land Plot
2755 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.7% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.1M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$6,345/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
58.9 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Situated in one of the Algarve's most prestigious locations, this modern villa is set in a serene, peaceful environment, with sea views and panoramic exposure over Meia Praia, Lagos and Ria de Alvor. The plot has a total area of 2,755 m2 and a built area of 340 m2, spread over 3 floors, all with access via stairs and

Income Breakdown

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Nightly Rate (ADR)
$1,143/night
50% ($526)Brixfox estimate($1,143/night)200% ($2103)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$76,143
Airbnb data$1,143/night · 39% occupancy
Rental income
$1,143/night · 39% occ.
$161,517
Running costs (20%)
Utilities, cleaning, maintenance
-$32,303
Income tax (10%)
Indonesian rental income tax
-$45,225
Property tax
Annual property tax
-$7,846
Net income
1.7% ROI
$76,143

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$4,483,696
IMT (transfer tax, investment schedule)$336,277
Imposto de Selo (stamp duty)$35,870
Notary & registration$1,359
Legal / due diligence$67,255
Total acquisition costs$440,761
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,989,837

Gross yield (asking)

3.6%

True gross yield (all-in)

3.2%

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.

$19.2M$14.4M$9.6M$4.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.1M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.0M
+22%
Rental Income
+$372K
Total Position
$5.4M
+31%
5.5%/yr
Year 10
Capital Value
$6.1M
+48%
Rental Income
+$803K
Total Position
$6.9M
+67%
5.3%/yr
Year 20
Capital Value
$9.0M
+119%
Rental Income
+$1.9M
Total Position
$10.9M
+165%
5.0%/yr
Year 30
Capital Value
$13.4M
+224%
Rental Income
+$3.3M
Total Position
$16.7M
+305%
4.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$1051 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2755 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1051 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2755 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% is below 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.
1.8%
$6,646/mo
40% occ.
2.4%
$9,079/mo
39% occ.
2.3%
$8,768/mo
current
49% occ.
3.0%
$11,201/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.