Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos
Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos — image 2Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos — image 3Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos — image 4Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade B+villabudget

Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,629/yr
Average Daily Rate: €195
Payback Period: 11.1 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 74 / 100
Comparable Properties: 90
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€483,980

+38.3% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€483,980

Gross yield (asking price)

11.0%

True gross yield (all-in)

8.0%

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: 2
Building: 100 m²
Land: 220 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1971
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone streettraditional architecture

Score Breakdown

ROI
21.67
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6.45
Rental Demand
5.42
Payback Speed
4
STR Suitability
3

Description

Discover this building, currently a single-story structure used as a restaurant, with a PIP (Prior Information Request) offering the possibility of renovating the existing structure, reconstructing it into a house, storage, service area, or even rebuilding it into a 4-story + 1-story building with multiple residential

Location

📍 37.1054°N, 8.6778°W

· Lagos, Algarve, Portugal

View on CENTURY 21 Universe →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos Cidade, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
220 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$97K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$2,418/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Property details

Year built: 1971
Energy: C
Condition: needs-renovation

Description

Discover this building, currently a single-story structure used as a restaurant, with a PIP (Prior Information Request) offering the possibility of renovating the existing structure, reconstructing it into a house, storage, service area, or even rebuilding it into a 4-story + 1-story building with multiple residential

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$289/night
50% ($133)Brixfox estimate($289/night)200% ($531)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$29,012
Airbnb data$289/night · 54% occupancy
Rental income
$289/night · 54% occ.
$57,073
Running costs (20%)
Utilities, cleaning, maintenance
-$11,415
Income tax (10%)
Indonesian rental income tax
-$15,980
Property tax
Annual property tax
-$666
Net income
7.6% ROI
$29,012

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$97,826
($76,087–$119,565)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$523,891

Gross yield (asking)

15.0%

True gross yield (all-in)

10.9%

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.

$2.8M$2.1M$1.4M$691K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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
$426K
+22%
Rental Income
+$142K
Total Position
$568K
+62%
10.2%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$306K
Total Position
$824K
+135%
8.9%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$717K
Total Position
$1.5M
+324%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+587%
6.6%/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
Good
7.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$266 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $266 — 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 54% — 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

34% occ.
6.4%
$2,045/mo
44% occ.
8.4%
$2,659/mo
54% occ.
10.3%
$3,274/mo
current
64% occ.
12.3%
$3,888/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.