House in Ameijeira, Lagos Cidade, Lagos
House in Ameijeira, Lagos Cidade, Lagos — image 2House in Ameijeira, Lagos Cidade, Lagos — image 3House in Ameijeira, Lagos Cidade, Lagos — image 4House in Ameijeira, Lagos Cidade, Lagos — image 5
Grade Avillamid-range

House in Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€780,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

55%

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: €83,021/yr
Average Daily Rate: €416
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 11.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 75.9 / 100
Comparable Properties: 58
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€880,690

+12.9% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€880,690

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.4%

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: 3
Bathrooms: 3
Building: 174 m²
Style: contemporary
Condition: excellent
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marina-front locationcommunal poollarge private terrace

Score Breakdown

ROI
20.89
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
5.48
Rental Demand
5.47
Payback Speed
4
STR Suitability
3

Description

Luxury 3 Bedroom Villa in Lagos Marina - Elegance, Exclusivity and Prestigious Location We present to you this remarkable 3-bedroom villa, set in a private condominium in Lagos Marina - one of the Algarve's most iconic and sought-after destinations, where refinement, natural beauty and proximity to the sea come togeth

Location

📍 37.0963°N, 8.6803°W

· Lagos, Algarve, Portugal

View on Mais Consultores Rio →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Ameijeira, Lagos Cidade, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
174 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$215K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$5,076/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
13.9 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: excellent

Description

Luxury 3 Bedroom Villa in Lagos Marina - Elegance, Exclusivity and Prestigious Location We present to you this remarkable 3-bedroom villa, set in a private condominium in Lagos Marina - one of the Algarve's most iconic and sought-after destinations, where refinement, natural beauty and proximity to the sea come togeth

Income Breakdown

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Nightly Rate (ADR)
$601/night
50% ($276)Brixfox estimate($601/night)200% ($1105)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$60,917
Airbnb data$601/night · 55% occupancy
Rental income
$601/night · 55% occ.
$120,002
Running costs (20%)
Utilities, cleaning, maintenance
-$24,000
Income tax (10%)
Indonesian rental income tax
-$33,601
Property tax
Annual property tax
-$1,484
Net income
7.2% ROI
$60,917

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$955,098

Gross yield (asking)

14.2%

True gross yield (all-in)

12.6%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$298K
Total Position
$1.2M
+60%
9.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$642K
Total Position
$1.8M
+130%
8.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.5M
Total Position
$3.2M
+312%
7.3%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.7M
Total Position
$5.2M
+566%
6.5%/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
Good
7.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $553 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
6.1%
$4,319/mo
45% occ.
7.9%
$5,598/mo
55% occ.
9.7%
$6,877/mo
current
65% occ.
11.5%
$8,156/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.