Detached house in Bensafrim e Barão de São João, Lagos
Detached house in Bensafrim e Barão de São João, Lagos — image 2Detached house in Bensafrim e Barão de São João, Lagos — image 3Detached house in Bensafrim e Barão de São João, Lagos — image 4Detached house in Bensafrim e Barão de São João, Lagos — image 5
Grade Bvillaluxury

Detached house in Bensafrim e Barão de São João, Lagos

Lagos · Western Algarve ·

€6.9M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €94,967/yr
Average Daily Rate: €489
Payback Period: 89.2 years
5-yr Capital Value: €9.1M
10-yr Capital Value: €11.0M
Brixfox Score: 62.4 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€7.6M

+10.8% over asking

Asking price€6.9M
IMT — Property transfer tax (investment schedule)€517,500
IS — Stamp duty (0.8%)€55,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€103,500
Total acquisition costs€677,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€7.6M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.2%

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: 5
Bathrooms: 7
Building: 497 m²
Land: 2710000 m²
Style: contemporary
Condition: excellent
Year Built: 2021
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive rural viewslarge private poolmodern architecture with traditional roof tilessecluded location

Score Breakdown

ROI
8.63
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.33
Payback Speed
0
STR Suitability
3

Description

Tucked into the rolling hills of the western Algarve, just ten minutes from the village of Odiáxere, lies an extraordinary 271-hectare estate. This is an expanse of land so vast and varied it feels like a world unto itself. Here, privacy and serenity are absolute, yet the conveniences of town and the Atlantic coast rem

Location

📍 37.1742°N, 8.6859°W

· Lagos, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Bensafrim e Barão de São João, Lagos

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
497 m²
Land Plot
2710000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.9M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$4,959/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2021
Energy: B
Condition: excellent

Description

Tucked into the rolling hills of the western Algarve, just ten minutes from the village of Odiáxere, lies an extraordinary 271-hectare estate. This is an expanse of land so vast and varied it feels like a world unto itself. Here, privacy and serenity are absolute, yet the conveniences of town and the Atlantic coast rem

Income Breakdown

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Nightly Rate (ADR)
$719/night
50% ($331)Brixfox estimate($719/night)200% ($1322)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$59,508
Airbnb data$719/night · 53% occupancy
Rental income
$719/night · 53% occ.
$139,678
Running costs (20%)
Utilities, cleaning, maintenance
-$27,936
Income tax (10%)
Indonesian rental income tax
-$39,110
Property tax
Annual property tax
-$13,125
Net income
0.8% ROI
$59,508

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$7,500,000
IMT (transfer tax, investment schedule)$562,500
Imposto de Selo (stamp duty)$60,000
Notary & registration$1,359
Legal / due diligence$112,500
Total acquisition costs$736,359
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$8,311,359

Gross yield (asking)

1.9%

True gross yield (all-in)

1.7%

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.

$28.7M$21.5M$14.4M$7.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $6.9M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$8.4M
+22%
Rental Income
+$291K
Total Position
$8.7M
+26%
4.7%/yr
Year 10
Capital Value
$10.2M
+48%
Rental Income
+$628K
Total Position
$10.8M
+57%
4.6%/yr
Year 20
Capital Value
$15.1M
+119%
Rental Income
+$1.5M
Total Position
$16.6M
+140%
4.5%/yr
Year 30
Capital Value
$22.4M
+224%
Rental Income
+$2.6M
Total Position
$25.0M
+262%
4.4%/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
0.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$661 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2710000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $661 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2710000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% 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

33% occ.
0.6%
$3,994/mo
43% occ.
0.9%
$5,524/mo
53% occ.
1.1%
$7,054/mo
current
63% occ.
1.4%
$8,584/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.