Terraced house in Barão de São João
Terraced house in Barão de São João — image 2Terraced house in Barão de São João — image 3Terraced house in Barão de São João — image 4Terraced house in Barão de São João — image 5
Grade B+villabudget

Terraced house in Barão de São João

Lagos · Western Algarve ·

€295,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

46%

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: €15,458/yr
Average Daily Rate: €92
Payback Period: 23.9 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 68.3 / 100
Comparable Properties: 14
Data Confidence: 73%
Search Radius: 3 km

True Investment Cost

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

€456,182

+54.6% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €900/m² × 140 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€126,000
(€98,000–€154,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€456,182

Gross yield (asking price)

5.2%

True gross yield (all-in)

3.4%

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: 1
Bathrooms: 1
Building: 140 m²
Land: 42280 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.24
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.61
Payback Speed
1
STR Suitability
3

Description

Country house, near São João, with 4.3280 hectares of land, several adult almond, carob, olive, and fig trees. The property also has 2 old buildings: one with 48 m² and another with approximately 80 m². From this property, it is possible to enjoy beautiful panoramic views of the rural landscape. Ideal property for the

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Portuguese Property Investments →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Barão de São João

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
140 m²
Land Plot
42280 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$82K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$921/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
29.0 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Country house, near São João, with 4.3280 hectares of land, several adult almond, carob, olive, and fig trees. The property also has 2 old buildings: one with 48 m² and another with approximately 80 m². From this property, it is possible to enjoy beautiful panoramic views of the rural landscape. Ideal property for the

Income Breakdown

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Nightly Rate (ADR)
$133/night
50% ($61)Brixfox estimate($133/night)200% ($245)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$11,053
Airbnb data$133/night · 46% occupancy
Rental income
$133/night · 46% occ.
$22,335
Running costs (20%)
Utilities, cleaning, maintenance
-$4,467
Income tax (10%)
Indonesian rental income tax
-$6,254
Property tax
Annual property tax
-$561
Net income
3.4% ROI
$11,053

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$136,957
($106,522–$167,391)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$493,676

Gross yield (asking)

7.0%

True gross yield (all-in)

4.5%

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.

$1.7M$1.2M$828K$414K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 22: 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
$359K
+22%
Rental Income
+$54K
Total Position
$413K
+40%
7.0%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$117K
Total Position
$553K
+88%
6.5%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$273K
Total Position
$920K
+212%
5.8%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$484K
Total Position
$1.4M
+388%
5.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$122 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
42280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 42280 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 3.4% 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.
3.0%
$802/mo
40% occ.
4.1%
$1,085/mo
46% occ.
4.7%
$1,256/mo
current
56% occ.
5.8%
$1,539/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.