Detached house in Santo Amaro, Lagos
Detached house in Santo Amaro, Lagos — image 2Detached house in Santo Amaro, Lagos — image 3Detached house in Santo Amaro, Lagos — image 4Detached house in Santo Amaro, Lagos — image 5
Grade Bvillaluxury

Detached house in Santo Amaro, Lagos

Lagos · Western Algarve ·

€3.3M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

51%

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: €78,955/yr
Average Daily Rate: €420
Payback Period: 51.5 years
5-yr Capital Value: €4.3M
10-yr Capital Value: €5.2M
Brixfox Score: 57.4 / 100
Comparable Properties: 13
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.8% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.2%

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: 1
Building: 338 m²
Style: contemporary
Condition: new-build
Year Built: 2012
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop bar and loungemulti-level pool designmodern kitchen island with integrated hobextensive outdoor living spaces

Score Breakdown

ROI
9.79
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.15
Payback Speed
0
STR Suitability
3

Description

Feel the pleasure of living in the countryside, and being 5 minutes from the beach! Located in a renowned residential area of the city of Lagos, about 5 minutes from its historic center, its unique beaches, and its magnificent golf courses. This modern property, composed of 2 floors, has 4 bedrooms, 5 bathrooms, and a

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on DS VILA NOVA DA BARQUINHA →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Santo Amaro, Lagos

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
338 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$898K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$4,428/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.5 yr
Rental only

Property details

Year built: 2012
Energy: B
Condition: new-build

Description

Feel the pleasure of living in the countryside, and being 5 minutes from the beach! Located in a renowned residential area of the city of Lagos, about 5 minutes from its historic center, its unique beaches, and its magnificent golf courses. This modern property, composed of 2 floors, has 4 bedrooms, 5 bathrooms, and a

Income Breakdown

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Nightly Rate (ADR)
$607/night
50% ($279)Brixfox estimate($607/night)200% ($1118)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$53,139
Airbnb data$607/night · 51% occupancy
Rental income
$607/night · 51% occ.
$114,078
Running costs (20%)
Utilities, cleaning, maintenance
-$22,816
Income tax (10%)
Indonesian rental income tax
-$31,942
Property tax
Annual property tax
-$6,182
Net income
1.5% ROI
$53,139

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$3,532,609
IMT (transfer tax, investment schedule)$264,946
Imposto de Selo (stamp duty)$28,261
Notary & registration$1,359
Legal / due diligence$52,989
Total acquisition costs$347,554
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,945,543

Gross yield (asking)

3.2%

True gross yield (all-in)

2.9%

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.

$14.8M$11.1M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.3M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.0M
+22%
Rental Income
+$260K
Total Position
$4.2M
+30%
5.3%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$560K
Total Position
$5.4M
+65%
5.2%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$1.3M
Total Position
$8.4M
+160%
4.9%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$2.3M
Total Position
$12.9M
+296%
4.7%/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
Weak
1.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$559 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $559 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below 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

31% occ.
1.2%
$3,553/mo
41% occ.
1.6%
$4,846/mo
51% occ.
2.1%
$6,139/mo
current
61% occ.
2.5%
$7,433/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.