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Semi-detached house in Ameijeira, Lagos
Semi-detached house in Ameijeira, Lagos — image 2Semi-detached house in Ameijeira, Lagos — image 3Semi-detached house in Ameijeira, Lagos — image 4Semi-detached house in Ameijeira, Lagos — image 5
Grade Bvillabudget

Semi-detached house in Ameijeira, Lagos

Lagos · Western Algarve ·

€329,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

62%

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: €40,510/yr
Average Daily Rate: €178
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.4 years
5-yr Capital Value: €381,401
10-yr Capital Value: €442,148
Brixfox Score: 63 / 100
Comparable Properties: 66
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€528,967

+60.8% over asking

Asking price€329,000
IMT — Property transfer tax (investment schedule)€14,150
IS — Stamp duty (0.8%)€2,632
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,935
Total acquisition costs€22,967
Renovation (est. €900/m² × 172 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€154,800
(€120,400–€189,200)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€528,967

Gross yield (asking price)

12.3%

True gross yield (all-in)

7.7%

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: 3
Building: 172 m²
Land: 62 m²
Style: dated
Condition: needs-renovation
Year Built: 1992
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.48
Visual Appeal
5.4
Ownership Security
13
Location
10.44
Land & Space
1.47
Rental Demand
6.22
Payback Speed
4
STR Suitability
4

Description

Excellent Opportunity! This semi-detached house offers enormous potential for anyone looking to undertake a bespoke renovation project. With a total area of 172m², this three-storey property is waiting for talented hands to transform it into a real home. The property is divided into two separate units, each with its

Location

📍 37.0992°N, 8.6800°W

· Lagos, Algarve, Portugal

Listed by IAD Portugal via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
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

Semi-detached house in Ameijeira, Lagos

Lagos · Western Algarve · Ref BF-87264 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$357,609
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
172 m²
Land
62 m²
True net yield
5.2%
≈ $3,284/mo net after costs & tax
5-yr total return (net + appreciation)
13.2% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 63 · B

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: 1992
Energy: E
Condition: needs-renovation

Description

Excellent Opportunity! This semi-detached house offers enormous potential for anyone looking to undertake a bespoke renovation project. With a total area of 172m², this three-storey property is waiting for talented hands to transform it into a real home. The property is divided into two separate units, each with its

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)
$250/night
50% ($115)Brixfox estimate($250/night)200% ($459)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$27,289
Likely range $16,374 – $38,205
Airbnb data$250/night · 62% occupancy
Rental income
$250/night · 62% occ.
$52,479
Running costs (20%)
Utilities, cleaning, maintenance
-$10,496
Income tax (10%)
Indonesian rental income tax
-$14,694
Property tax
Annual property tax
-$0
Net income
7.6% ROI
$27,289

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

5.2%

on all-in cost of $421,037

Scenario
Pre-tax
After-tax
Owner-managed
9.4%
8.3%
Fully-managed
6.3%
5.2%
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

12.5%

Annual Revenue

$52,479

Income Tax / yr

$4,592

Payback

19 yrs

True All-In Cost
Asking price$357,609
IMT — transfer tax (non-resident 7.5%)$26,821
Stamp duty (0.8%)$2,861
Notary + registry$2,174
Legal$4,399
Furnishing + STR launch$27,174
All-in cost$421,037

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.6M$2.0M$1.3M$650K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $329K
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 12: 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
$400K
+22%
Rental Income
+$133K
Total Position
$534K
+62%
10.2%/yr
Year 10
Capital Value
$487K
+48%
Rental Income
+$288K
Total Position
$775K
+136%
8.9%/yr
Year 20
Capital Value
$721K
+119%
Rental Income
+$675K
Total Position
$1.4M
+324%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+587%
6.6%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$230 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
62 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $230 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
7.5%
$2,244/mo
52% occ.
9.3%
$2,775/mo
62% occ.
11.1%
$3,306/mo
current
72% occ.
12.9%
$3,838/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.