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 ·

€1.8M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

53%

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: €38,074/yr
Average Daily Rate: €198
Payback Period: 56.8 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 63.2 / 100
Comparable Properties: 91
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€2.0M

+12.4% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€133,125
IS — Stamp duty (0.8%)€14,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,625
Total acquisition costs€175,200
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.9%

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: 2
Bathrooms: 6
Building: 626 m²
Land: 2797 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity pool with panoramic viewsmodern architectural design with stone accentsspacious outdoor living area with shade sailsopen-plan living and dining with large windows

Score Breakdown

ROI
9.53
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.28
Payback Speed
0
STR Suitability
3

Description

This charming villa sits on a 2,797 m2 lot in the Marina Park development in Lagos, overlooking the Bensafrim mountains and river, just 5 minutes from Meia Praia Beach. This charming space, despite having documentation referring to a two-bedroom apartment, boasts 6 bedrooms and 2 dining/living rooms. It features a sw

Location

📍 37.1193°N, 8.6622°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Caliças - Telheiro, Lagos

Inventory
2 Beds
Bathrooms
6 Baths
Built Area
626 m²
Land Plot
2797 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$490K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$2,165/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
74.3 yr
Rental only

Property details

Year built: 2022
Energy: C
Condition: excellent

Description

This charming villa sits on a 2,797 m2 lot in the Marina Park development in Lagos, overlooking the Bensafrim mountains and river, just 5 minutes from Meia Praia Beach. This charming space, despite having documentation referring to a two-bedroom apartment, boasts 6 bedrooms and 2 dining/living rooms. It features a sw

Income Breakdown

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Nightly Rate (ADR)
$293/night
50% ($135)Brixfox estimate($293/night)200% ($539)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$25,978
Airbnb data$293/night · 53% occupancy
Rental income
$293/night · 53% occ.
$56,451
Running costs (20%)
Utilities, cleaning, maintenance
-$11,290
Income tax (10%)
Indonesian rental income tax
-$15,806
Property tax
Annual property tax
-$3,376
Net income
1.3% ROI
$25,978

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$1,929,348
IMT (transfer tax, investment schedule)$144,701
Imposto de Selo (stamp duty)$15,435
Notary & registration$1,359
Legal / due diligence$28,940
Total acquisition costs$190,435
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$2,165,924

Gross yield (asking)

2.9%

True gross yield (all-in)

2.6%

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.

$7.9M$5.9M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.8M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$127K
Total Position
$2.3M
+29%
5.2%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$274K
Total Position
$2.9M
+63%
5.0%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$642K
Total Position
$4.5M
+155%
4.8%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$1.1M
Total Position
$6.9M
+288%
4.6%/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
1.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$270 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2797 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $270 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2797 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.1%
$1,764/mo
43% occ.
1.5%
$2,388/mo
53% occ.
1.9%
$3,012/mo
current
63% occ.
2.3%
$3,636/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.