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Detached house in Pinhal da Meia Praia, Meia Praia, Lagos
Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 2Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 3Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 4Detached house in Pinhal da Meia Praia, Meia Praia, Lagos — image 5
Grade Avillamid-range

Detached house in Pinhal da Meia Praia, Meia Praia, Lagos

Lagos · Western Algarve ·

€685,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €93,296/yr
Average Daily Rate: €378
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%)
Payback Period: 13.9 years
5-yr Capital Value: €794,103
10-yr Capital Value: €920,583
Brixfox Score: 77.8 / 100
Comparable Properties: 35
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€784,655

+14.5% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation (est. €55/m² × 170 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,350
(€5,100–€13,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€784,655

Gross yield (asking price)

13.6%

True gross yield (all-in)

11.9%

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: 2
Building: 170 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

moorish-archesterracotta-tilesrooftop-terracecobblestone-entrance

Score Breakdown

ROI
23.36
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
5.4
Rental Demand
6.8
Payback Speed
5
STR Suitability
4

Description

House T3 for sale.

Location

📍 37.1133°N, 8.6579°W

· Lagos, Algarve, Portugal

Visit Remax Riverview →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Remax Riverview
3-bedroom freehold villa in Lagos — photo 2 of 5
3-bedroom freehold villa in Lagos — photo 3 of 5
3-bedroom freehold villa in Lagos — photo 4 of 5
3-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Pinhal da Meia Praia, Meia Praia, Lagos

Lagos · Western Algarve · Ref BF-87254 Source verified · Remax Riverview · listed 1 Jul 2026
Asking price · Freehold
$744,565
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
170 m²
True net yield
7.2%
≈ $8,301/mo net after costs & tax
5-yr total return (net + appreciation)
14.0% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 78 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2005
Energy: C
Condition: good
View: countryside

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$529/night
50% ($243)Brixfox estimate($529/night)200% ($974)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Indicative
Yearly income
$63,266
Likely range $37,960 – $88,573
Airbnb data$529/night · 68% occupancy
Rental income
$529/night · 68% occ.
$121,666
Running costs (20%)
Utilities, cleaning, maintenance
-$24,333
Income tax (10%)
Indonesian rental income tax
-$34,067
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$63,266

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.2%

on all-in cost of $844,871

Scenario
Pre-tax
After-tax
Owner-managed
11.8%
10.5%
Fully-managed
8.4%
7.2%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

14.4%

Annual Revenue

$121,666

Income Tax / yr

$10,646

Payback

14 yrs

True All-In Cost
Asking price$744,565
IMT — transfer tax (non-resident 7.5%)$55,842
Stamp duty (0.8%)$5,957
Notary + registry$2,174
Legal$9,159
Furnishing + STR launch$27,174
All-in cost$844,871

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.7M$4.3M$2.9M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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
$833K
+22%
Rental Income
+$309K
Total Position
$1.1M
+67%
10.8%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$667K
Total Position
$1.7M
+145%
9.4%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.6M
Total Position
$3.1M
+347%
7.8%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.8M
Total Position
$5.0M
+629%
6.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.5% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$487 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

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $487 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
8.7%
$5,411/mo
58% occ.
10.5%
$6,538/mo
68% occ.
12.4%
$7,665/mo
current
78% occ.
14.2%
$8,792/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. Market factors in Portugal may impact actual yields.