House in Barão de São João
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Grade B+villamid-range

House in Barão de São João

Lagos · Western Algarve ·

€880,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

44%

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: €47,316/yr
Average Daily Rate: €293
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 23.8 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 70.9 / 100
Comparable Properties: 12
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+14.6% over asking

Asking price€880,000
IMT — Property transfer tax (investment schedule)€52,800
IS — Stamp duty (0.8%)€7,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,200
Total acquisition costs€74,290
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.7%

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: 4
Bathrooms: 4
Building: 250 m²
Land: 15240 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilesmultiple balconies with viewssecluded location

Score Breakdown

ROI
14.25
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.43
Payback Speed
1
STR Suitability
3

Description

Be dazzled by this 4-bedroom villa, set in a generous area of 15240 square meters in Lagos. With an area of 250 square meters, this property is a true luxury getaway in the heart of the Algarve. The property is in great condition, with an energy rating of C, and features a private pool, a spacious terrace, garage, w

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Zonas Mágicas →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Barão de São João

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
15240 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$243K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$2,823/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
28.2 yr
Rental only

Property details

Energy: C
Condition: good

Description

Be dazzled by this 4-bedroom villa, set in a generous area of 15240 square meters in Lagos. With an area of 250 square meters, this property is a true luxury getaway in the heart of the Algarve. The property is in great condition, with an energy rating of C, and features a private pool, a spacious terrace, garage, w

Income Breakdown

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Nightly Rate (ADR)
$423/night
50% ($194)Brixfox estimate($423/night)200% ($778)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$33,877
Airbnb data$423/night · 44% occupancy
Rental income
$423/night · 44% occ.
$68,366
Running costs (20%)
Utilities, cleaning, maintenance
-$13,673
Income tax (10%)
Indonesian rental income tax
-$19,143
Property tax
Annual property tax
-$1,674
Net income
3.5% ROI
$33,877

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$956,522
IMT (transfer tax, investment schedule)$57,391
Imposto de Selo (stamp duty)$7,652
Notary & registration$1,359
Legal / due diligence$14,348
Total acquisition costs$80,750
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,946
($8,152–$21,739)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,093,576

Gross yield (asking)

7.1%

True gross yield (all-in)

6.3%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $880K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$165K
Total Position
$1.2M
+40%
7.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$357K
Total Position
$1.7M
+89%
6.6%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$837K
Total Position
$2.8M
+214%
5.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.5M
Total Position
$4.3M
+393%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$389 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
15240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $389 — positioned in the top tier
Generous 15240 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% 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.
3.2%
$2,561/mo
40% occ.
4.3%
$3,461/mo
44% occ.
4.8%
$3,849/mo
current
54% occ.
6.0%
$4,749/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.