Detached house in N120, Portelas, Lagos
Detached house in N120, Portelas, Lagos — image 2Detached house in N120, Portelas, Lagos — image 3Detached house in N120, Portelas, Lagos — image 4Detached house in N120, Portelas, Lagos — image 5
Grade Avillaluxury

Detached house in N120, Portelas, Lagos

Lagos · Western Algarve ·

€1.6M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

67%

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: €154,248/yr
Average Daily Rate: €633
Payback Period: 12.1 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 79.1 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€1.8M

+14.3% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
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)€1.8M

Gross yield (asking price)

9.6%

True gross yield (all-in)

8.4%

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: 6
Building: 300 m²
Land: 4500 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive groundsmodern architecturelarge swimming poollandscaped gardens

Score Breakdown

ROI
20.53
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
7.17
Payback Speed
3
STR Suitability
3

Description

REF: M-594 Your dream house a stone’s throw from Lagos town This fantastic villa with contemporary Mediterranean architecture built with state of the art materials and top end finishings, make this property a dream come true. Located 1.5 km from the city of Lagos in a quiet and peaceful place, has a privileged view of

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on RE/MAX Diamond →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in N120, Portelas, Lagos

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
300 m²
Land Plot
4500 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$442K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$10,119/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.3 yr
Rental only

Property details

Year built: 2005
Energy: B
Condition: excellent

Description

REF: M-594 Your dream house a stone’s throw from Lagos town This fantastic villa with contemporary Mediterranean architecture built with state of the art materials and top end finishings, make this property a dream come true. Located 1.5 km from the city of Lagos in a quiet and peaceful place, has a privileged view of

Income Breakdown

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Nightly Rate (ADR)
$915/night
50% ($421)Brixfox estimate($915/night)200% ($1683)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Yearly income
$121,429
Airbnb data$915/night · 72% occupancy
Rental income
$915/night · 72% occ.
$239,370
Running costs (20%)
Utilities, cleaning, maintenance
-$47,874
Income tax (10%)
Indonesian rental income tax
-$67,023
Property tax
Annual property tax
-$3,043
Net income
7.0% ROI
$121,429

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$1,739,130
IMT (transfer tax, investment schedule)$130,435
Imposto de Selo (stamp duty)$13,913
Notary & registration$1,359
Legal / due diligence$26,087
Total acquisition costs$171,793
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,985,924

Gross yield (asking)

13.8%

True gross yield (all-in)

12.1%

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.

$12.1M$9.1M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$593K
Total Position
$2.5M
+59%
9.7%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.3M
Total Position
$3.6M
+128%
8.6%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$3.0M
Total Position
$6.5M
+307%
7.3%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$5.3M
Total Position
$10.5M
+557%
6.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$842 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $842 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

52% occ.
6.8%
$9,814/mo
62% occ.
8.1%
$11,762/mo
72% occ.
9.5%
$13,710/mo
current
82% occ.
10.8%
$15,657/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.