Launch offer — 3 months free free, no card

House in Portelas, Lagos
House in Portelas, Lagos — image 2House in Portelas, Lagos — image 3House in Portelas, Lagos — image 4House in Portelas, Lagos — image 5
Grade B+villabudget

House in Portelas, Lagos

Lagos · Western Algarve ·

€800,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €75,340/yr
Average Daily Rate: €306
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 20.6 years
5-yr Capital Value: €927,419
10-yr Capital Value: €1.1M
Brixfox Score: 73.1 / 100
Comparable Properties: 6
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+39.1% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation (est. €900/m² × 240 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€216,000
(€168,000–€264,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

9.4%

True gross yield (all-in)

6.8%

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: 5
Bathrooms: 2
Building: 240 m²
Land: 9095 m²
Style: dated
Condition: needs-renovation
Year Built: 2006
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.52
Visual Appeal
6.2
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.94
Payback Speed
3
STR Suitability
4

Description

One-story villa to be renovated. Combined with the property's privileged location, this property has a high potential for reconstruction. Surrounded by a 9000m2 plot of land, allowing for the creation of multiple verdant spaces or recreational areas, which may provide a serene and private environment. Additionally,

Location

📍 37.1238°N, 8.6947°W

· Lagos, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
LUXIMOS Christie’s International Real Estate
5-bedroom freehold villa in Lagos — photo 2 of 5
5-bedroom freehold villa in Lagos — photo 3 of 5
5-bedroom freehold villa in Lagos — photo 4 of 5
5-bedroom freehold villa in Lagos — photo 5 of 5

House in Portelas, Lagos

Lagos · Western Algarve · Ref BF-1110 Source verified · LUXIMOS Christie’s International Real Estate · listed 3 Jun 2026
Asking price · Freehold
$869,565
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
240 m²
Land
9095 m²
True net yield
4.8%
≈ $6,685/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 73 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2006
Energy: E
Condition: needs-renovation

Description

One-story villa to be renovated. Combined with the property's privileged location, this property has a high potential for reconstruction. Surrounded by a 9000m2 plot of land, allowing for the creation of multiple verdant spaces or recreational areas, which may provide a serene and private environment. Additionally,

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)
$432/night
50% ($199)Brixfox estimate($432/night)200% ($795)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Indicative
Yearly income
$52,690
Likely range $31,614 – $73,766
Airbnb data$432/night · 69% occupancy
Rental income
$432/night · 69% occ.
$101,327
Running costs (20%)
Utilities, cleaning, maintenance
-$20,265
Income tax (10%)
Indonesian rental income tax
-$28,372
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$52,690

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
8.2%
7.3%
Fully-managed
5.8%
4.8%
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

10.3%

Annual Revenue

$101,327

Income Tax / yr

$8,866

Payback

21 yrs

True All-In Cost
Asking price$869,565
IMT — transfer tax (non-resident 7.5%)$65,217
Stamp duty (0.8%)$6,957
Notary + registry$2,174
Legal$10,696
Furnishing + STR launch$27,174
All-in cost$981,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$973K
+22%
Rental Income
+$257K
Total Position
$1.2M
+54%
9.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$556K
Total Position
$1.7M
+117%
8.1%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.3M
Total Position
$3.1M
+282%
6.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.3M
Total Position
$4.9M
+513%
6.2%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$397 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
9095 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $397 — positioned in the top tier
Generous 9095 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
Visual appeal is below average — photos may not compete well on Airbnb listings

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

49% occ.
6.3%
$4,544/mo
59% occ.
7.5%
$5,464/mo
69% occ.
8.8%
$6,383/mo
current
79% occ.
10.1%
$7,303/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.