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

House in Barão de São João

Lagos · Western Algarve ·

€995,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

48%

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: €74,142/yr
Average Daily Rate: €420
Payback Period: 16.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 72.2 / 100
Comparable Properties: 19
Data Confidence: 73%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+13.8% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
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)€1.1M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

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
Year Built: 1990
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed-wood-beamsfireplacearched-doorwayscork-wall-paneling

Score Breakdown

ROI
16.95
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.84
Payback Speed
2
STR Suitability
3

Description

Ref. M096 LAGOS - BARÃO S. JOÃO Your dream home awaits in this peaceful sanctuary. Welcome to this exquisite two-storied Countryside Villa, completely renovated in 2023 and a land of 1,5 hectares. This stunning property features 4 spacious bedrooms, each with its own bathroom, built-in wardrobes provide an ample spa

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View 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 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$275K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$4,484/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.1 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: good

Description

Ref. M096 LAGOS - BARÃO S. JOÃO Your dream home awaits in this peaceful sanctuary. Welcome to this exquisite two-storied Countryside Villa, completely renovated in 2023 and a land of 1,5 hectares. This stunning property features 4 spacious bedrooms, each with its own bathroom, built-in wardrobes provide an ample spa

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$607/night
50% ($279)Brixfox estimate($607/night)200% ($1117)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$53,812
Airbnb data$607/night · 48% occupancy
Rental income
$607/night · 48% occ.
$107,124
Running costs (20%)
Utilities, cleaning, maintenance
-$21,425
Income tax (10%)
Indonesian rental income tax
-$29,995
Property tax
Annual property tax
-$1,893
Net income
5.0% ROI
$53,812

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
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$1,228,951

Gross yield (asking)

9.9%

True gross yield (all-in)

8.7%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$263K
Total Position
$1.5M
+48%
8.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$568K
Total Position
$2.0M
+105%
7.4%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.3M
Total Position
$3.5M
+253%
6.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.4M
Total Position
$5.6M
+461%
5.9%/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
Average
5.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$558 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
15240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $558 — 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 5.0% 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.
4.1%
$3,720/mo
40% occ.
5.6%
$5,012/mo
48% occ.
6.8%
$6,091/mo
current
58% occ.
8.2%
$7,384/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.