Grade B+villa

Terraced house in Rua de Santo Amaro Nn, Santo Amaro, Lagos

Lagos · Western Algarve ·

€300,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

56%

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: €38,014/yr
Average Daily Rate: €187
Payback Period: 9.9 years
5-yr Capital Value: €394,196
10-yr Capital Value: €479,599
Brixfox Score: 73.3 / 100
Comparable Properties: 97
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€366,397

+22.1% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation (est. €200/m² × 97 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€19,400
(€9,700–€29,100)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€366,397

Gross yield (asking price)

12.7%

True gross yield (all-in)

10.4%

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: 2
Bathrooms: 1
Building: 97 m²
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
23.38
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.94
Rental Demand
5.57
Payback Speed
4
STR Suitability
3

Description

Opportunity: T2 + T0 Independent House | High Profitability. Rustic house for sale, to be renovated, divided into two independent units (T2 + T0), ideal for housing or long-term rental. Main House (T2): Kitchen, living room, 2 bedrooms, bathroom. Annex (T0): Independent studio on the ground floor and 1st floor, with

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Rua de Santo Amaro Nn, Santo Amaro, Lagos

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

Grade B+ investment — short-term rental yields 8.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$83K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$2,333/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.6 yr
Rental only

Property details

Energy: F

Description

Opportunity: T2 + T0 Independent House | High Profitability. Rustic house for sale, to be renovated, divided into two independent units (T2 + T0), ideal for housing or long-term rental. Main House (T2): Kitchen, living room, 2 bedrooms, bathroom. Annex (T0): Independent studio on the ground floor and 1st floor, with

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$270/night
50% ($124)Brixfox estimate($270/night)200% ($498)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$27,990
Airbnb data$270/night · 56% occupancy
Rental income
$270/night · 56% occ.
$54,925
Running costs (20%)
Utilities, cleaning, maintenance
-$10,985
Income tax (10%)
Indonesian rental income tax
-$15,379
Property tax
Annual property tax
-$571
Net income
8.6% ROI
$27,990

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$326,087
IMT (transfer tax, investment schedule)$13,040
Imposto de Selo (stamp duty)$2,609
Notary & registration$1,359
Legal / due diligence$4,891
Total acquisition costs$21,899
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$21,087
($10,543–$31,630)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$396,084

Gross yield (asking)

16.8%

True gross yield (all-in)

13.9%

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.

$2.5M$1.9M$1.3M$632K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 11: 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
$365K
+22%
Rental Income
+$137K
Total Position
$502K
+67%
10.8%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$295K
Total Position
$739K
+146%
9.4%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$692K
Total Position
$1.3M
+350%
7.8%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$1.2M
Total Position
$2.2M
+633%
6.9%/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
Strong
8.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$249 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $249 — 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 56% — 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

36% occ.
7.4%
$2,005/mo
46% occ.
9.5%
$2,581/mo
56% occ.
11.6%
$3,156/mo
current
66% occ.
13.7%
$3,732/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.