House in Portelas, Lagos
Lagos · Western Algarve ·
€800,000
Asking Price (EUR)
8.9%
True Net Yield (Owner, all-in)
6.1%
True Net Yield (Managed, all-in)
13.7%
True Gross Yield
66%
Occupancy
Projections — conservative (data maturing)
Our Airbnb calendar dataset started 0.9 months ago and is currently at 7% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.72, occupancy cap 66%) that auto-fades to full fidelity by April 2027.
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)
19.0%
True gross yield (all-in)
13.7%
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.
AL Licence Status Unconfirmed
AL licence status unconfirmed — verify before purchase
Score Breakdown
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
📍 37.1214°N, 8.6942°W
· Lagos, Algarve, Portugal