House in Bensafrim e Barão de São João, Lagos
House in Bensafrim e Barão de São João, Lagos — image 2House in Bensafrim e Barão de São João, Lagos — image 3House in Bensafrim e Barão de São João, Lagos — image 4House in Bensafrim e Barão de São João, Lagos — image 5
Grade B+villabudget

House in Bensafrim e Barão de São João, Lagos

Lagos · Western Algarve ·

€395,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

35%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €49,581/yr
Average Daily Rate: €385
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 9.8 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 74 / 100
Comparable Properties: 7
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€617,715

+56.4% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 186 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€167,400
(€130,200–€204,600)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€617,715

Gross yield (asking price)

12.6%

True gross yield (all-in)

8.0%

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: 4
Bathrooms: 1
Building: 186 m²
Land: 27500 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.43
Visual Appeal
4.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
3.53
Payback Speed
4
STR Suitability
3

Description

Amazing opportunity to develop a very large, fertile 2.75 hectare plot of land with two houses in Colegio, only a few kilometres to Lagos amenities and beaches. Stunning countryside views all around. Peaceful and private. Land stocked with almond, fig and olive trees. The main house requires complete renovation. The s

Location

📍 37.1294°N, 8.7129°W

· Lagos, Algarve, Portugal

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

House in Bensafrim e Barão de São João, Lagos

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
186 m²
Land Plot
27500 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$109K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$3,082/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Property details

Year built: 1951
Energy: D
Condition: needs-renovation

Description

Amazing opportunity to develop a very large, fertile 2.75 hectare plot of land with two houses in Colegio, only a few kilometres to Lagos amenities and beaches. Stunning countryside views all around. Peaceful and private. Land stocked with almond, fig and olive trees. The main house requires complete renovation. The s

Income Breakdown

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Nightly Rate (ADR)
$564/night
50% ($259)Brixfox estimate($564/night)200% ($1037)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$36,980
Airbnb data$564/night · 35% occupancy
Rental income
$564/night · 35% occ.
$72,561
Running costs (20%)
Utilities, cleaning, maintenance
-$14,512
Income tax (10%)
Indonesian rental income tax
-$20,317
Property tax
Annual property tax
-$751
Net income
8.6% ROI
$36,980

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$181,957
($141,522–$222,391)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$669,255

Gross yield (asking)

16.9%

True gross yield (all-in)

10.8%

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.

$3.3M$2.5M$1.7M$834K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$181K
Total Position
$661K
+67%
10.9%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$390K
Total Position
$975K
+147%
9.5%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$914K
Total Position
$1.8M
+351%
7.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.6M
Total Position
$2.9M
+634%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$519 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
27500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $519 — positioned in the top tier
Generous 27500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 35% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
9.9%
$3,539/mo
40% occ.
13.2%
$4,739/mo
35% occ.
11.7%
$4,170/mo
current
45% occ.
15.0%
$5,371/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.