House in Caliças - Telheiro, Lagos
House in Caliças - Telheiro, Lagos — image 2House in Caliças - Telheiro, Lagos — image 3House in Caliças - Telheiro, Lagos — image 4House in Caliças - Telheiro, Lagos — image 5
Grade B+villaluxury

House in Caliças - Telheiro, Lagos

Lagos · Western Algarve ·

€999,500

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €56,030/yr
Average Daily Rate: €291
Payback Period: 22.2 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 69.4 / 100
Comparable Properties: 25
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.

€1.1M

+13.8% over asking

Asking price€999,500
IMT — Property transfer tax (investment schedule)€59,970
IS — Stamp duty (0.8%)€7,996
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,993
Total acquisition costs€84,209
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 3
Bathrooms: 5
Building: 155 m²
Land: 569 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolopen-plan kitchen with islandlarge sliding glass doorsmodern staircase design

Score Breakdown

ROI
14.7
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.28
Payback Speed
1
STR Suitability
3

Description

This modern villa is located in a residential area of Lagos, just a few minutes' walk from the Marina, the city center and Meia Praia beach. The property is spread over 2 floors plus a basement/garage. On the first floor, there is a fully equipped open-plan kitchen, a living/dining room with access to the spacious terr

Location

📍 37.1190°N, 8.6621°W

· Lagos, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Caliças - Telheiro, Lagos

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
155 m²
Land Plot
569 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$276K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$3,358/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
27.0 yr
Rental only

Property details

Year built: 2025
Energy: B
Condition: new-build

Description

This modern villa is located in a residential area of Lagos, just a few minutes' walk from the Marina, the city center and Meia Praia beach. The property is spread over 2 floors plus a basement/garage. On the first floor, there is a fully equipped open-plan kitchen, a living/dining room with access to the spacious terr

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$421/night
50% ($194)Brixfox estimate($421/night)200% ($774)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$40,298
Airbnb data$421/night · 53% occupancy
Rental income
$421/night · 53% occ.
$81,152
Running costs (20%)
Utilities, cleaning, maintenance
-$16,230
Income tax (10%)
Indonesian rental income tax
-$22,723
Property tax
Annual property tax
-$1,901
Net income
3.7% ROI
$40,298

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$1,086,413
IMT (transfer tax, investment schedule)$65,185
Imposto de Selo (stamp duty)$8,691
Notary & registration$1,359
Legal / due diligence$16,297
Total acquisition costs$91,532
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,233,705

Gross yield (asking)

7.5%

True gross yield (all-in)

6.6%

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.

$5.8M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1000K
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 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$197K
Total Position
$1.4M
+41%
7.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$425K
Total Position
$1.9M
+91%
6.7%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$996K
Total Position
$3.2M
+219%
6.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.8M
Total Position
$5.0M
+401%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$387 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
569 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $387 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 569 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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

33% occ.
3.1%
$2,784/mo
43% occ.
4.1%
$3,680/mo
53% occ.
5.1%
$4,575/mo
current
63% occ.
6.0%
$5,471/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.