House in Ameijeira, Lagos
House in Ameijeira, Lagos — image 2House in Ameijeira, Lagos — image 3House in Ameijeira, Lagos — image 4House in Ameijeira, Lagos — image 5
Grade Bvillaluxury

House in Ameijeira, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

52%

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: €78,041/yr
Average Daily Rate: €407
Payback Period: 42.4 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.2M
Brixfox Score: 63.9 / 100
Comparable Properties: 12
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.

€3.0M

+12.2% over asking

Asking price€2.6M
IMT — Property transfer tax (investment schedule)€198,750
IS — Stamp duty (0.8%)€21,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€39,750
Total acquisition costs€260,950
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)€3.0M

Gross yield (asking price)

2.9%

True gross yield (all-in)

2.6%

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: 6
Building: 385 m²
Land: 1099 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolexpansive glass railingsmodern architectural linesintegrated kitchen island wine cooler

Score Breakdown

ROI
10.37
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
11.81
Rental Demand
5.25
Payback Speed
0
STR Suitability
3

Description

Set in the highly prestigious Porto de Mós area of Lagos, this magnificent 4-bedroom villa enjoys panoramic sea views and a privileged position just moments from one of the Algarve’s most iconic beaches. Combining contemporary architecture with generous proportions, this three-level residence offers an exceptional stan

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Ameijeira, Lagos

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
385 m²
Land Plot
1099 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$732K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$4,466/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
53.7 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

Set in the highly prestigious Porto de Mós area of Lagos, this magnificent 4-bedroom villa enjoys panoramic sea views and a privileged position just moments from one of the Algarve’s most iconic beaches. Combining contemporary architecture with generous proportions, this three-level residence offers an exceptional stan

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$589/night
50% ($271)Brixfox estimate($589/night)200% ($1083)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$53,594
Airbnb data$589/night · 52% occupancy
Rental income
$589/night · 52% occ.
$112,759
Running costs (20%)
Utilities, cleaning, maintenance
-$22,552
Income tax (10%)
Indonesian rental income tax
-$31,572
Property tax
Annual property tax
-$5,041
Net income
1.9% ROI
$53,594

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$2,880,435
IMT (transfer tax, investment schedule)$216,033
Imposto de Selo (stamp duty)$23,043
Notary & registration$1,359
Legal / due diligence$43,207
Total acquisition costs$283,641
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,229,457

Gross yield (asking)

3.9%

True gross yield (all-in)

3.5%

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.

$12.6M$9.4M$6.3M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.6M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.2M
+22%
Rental Income
+$262K
Total Position
$3.5M
+32%
5.6%/yr
Year 10
Capital Value
$3.9M
+48%
Rental Income
+$565K
Total Position
$4.5M
+69%
5.4%/yr
Year 20
Capital Value
$5.8M
+119%
Rental Income
+$1.3M
Total Position
$7.1M
+169%
5.1%/yr
Year 30
Capital Value
$8.6M
+224%
Rental Income
+$2.3M
Total Position
$10.9M
+313%
4.8%/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
1.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$541 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1099 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $541 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1099 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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

32% occ.
1.5%
$3,651/mo
42% occ.
2.0%
$4,904/mo
52% occ.
2.6%
$6,157/mo
current
62% occ.
3.1%
$7,411/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.