House in Barão de São João
House in Barão de São João — image 2House in Barão de São João — image 3House in Barão de São João — image 4House in Barão de São João — image 5
Grade Bvillamid-range

House in Barão de São João

Lagos · Western Algarve ·

€460,000

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

22%

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: €11,267/yr
Average Daily Rate: €138
Payback Period: 51.0 years
5-yr Capital Value: €604,433
10-yr Capital Value: €735,385
Brixfox Score: 59.3 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€530,845

+15.4% over asking

Asking price€460,000
IMT — Property transfer tax (investment schedule)€24,630
IS — Stamp duty (0.8%)€3,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,900
Total acquisition costs€36,460
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
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)€530,845

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.1%

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: 137 m²
Land: 150000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofrural settingstone wall

Score Breakdown

ROI
9.81
Visual Appeal
8.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
2.24
Payback Speed
0
STR Suitability
3

Description

Discover the perfect blend of rustic charm and modern potential with this delightful countryside house, located in the serene Algarve region near Lagos. This 137 square meter property offers an incredible opportunity for those looking to embrace country living. Key Features: - Usable Area: 137 square meters - Bedroom

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on MaisConsultores →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Barão de São João

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
137 m²
Land Plot
150000 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 Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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%
+$127K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$633/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
65.9 yr
Rental only

Property details

Year built: 1994
Energy: C
Condition: good

Description

Discover the perfect blend of rustic charm and modern potential with this delightful countryside house, located in the serene Algarve region near Lagos. This 137 square meter property offers an incredible opportunity for those looking to embrace country living. Key Features: - Usable Area: 137 square meters - Bedroom

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$199/night
50% ($92)Brixfox estimate($199/night)200% ($367)
Occupancy
22%
10%Brixfox estimate(22%)100%

Short-Term Rental

Yearly income
$7,590
Airbnb data$199/night · 22% occupancy
Rental income
$199/night · 22% occ.
$16,279
Running costs (20%)
Utilities, cleaning, maintenance
-$3,256
Income tax (10%)
Indonesian rental income tax
-$4,558
Property tax
Annual property tax
-$875
Net income
1.5% ROI
$7,590

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$500,000
IMT (transfer tax, investment schedule)$26,772
Imposto de Selo (stamp duty)$4,000
Notary & registration$1,359
Legal / due diligence$7,500
Total acquisition costs$39,630
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,190
($4,467–$11,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$574,832

Gross yield (asking)

3.3%

True gross yield (all-in)

2.8%

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.

$2.1M$1.6M$1.0M$524K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $460K
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
$560K
+22%
Rental Income
+$37K
Total Position
$597K
+30%
5.3%/yr
Year 10
Capital Value
$681K
+48%
Rental Income
+$80K
Total Position
$761K
+65%
5.2%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$188K
Total Position
$1.2M
+160%
4.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$332K
Total Position
$1.8M
+297%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
22% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
150000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 150000 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 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

30% occ.
2.9%
$1,200/mo
40% occ.
3.9%
$1,624/mo
22% occ.
2.1%
$877/mo
current
32% occ.
3.1%
$1,301/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.