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Quinta in Barão de São João
Quinta in Barão de São João — image 2Quinta in Barão de São João — image 3Quinta in Barão de São João — image 4Quinta in Barão de São João — image 5
Grade C+villabudget

Quinta in Barão de São João

Lagos · Western Algarve ·

€750,000

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 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: €19,814/yr
Average Daily Rate: €138
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Budget finish (-12%)
Payback Period: 380.6 years
5-yr Capital Value: €869,456
10-yr Capital Value: €1.0M
Brixfox Score: 52.6 / 100
Comparable Properties: 9
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€1.3M

+71.3% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €900/m² × 500 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€450,000
(€350,000–€550,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,350
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

2.6%

True gross yield (all-in)

1.5%

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: 1
Building: 500 m²
Land: 4920 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2006
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white washed exterioroutdoor BBQ areapotential for multiple rental units

Score Breakdown

ROI
1.04
Visual Appeal
8.2
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
3.94
Payback Speed
0
STR Suitability
4

Description

FARM WITH APPROVED RURAL TOURISM PROJECT (CONSTRUCTION LICENSES TO BE PAID BY THE MUNICIPALITY OF LAGOS) CHARACTERISTICS OF THE FARM: Magnificent farm with 4,920 m2, in Barão de S. João, in the municipality of Lagos, surrounded by pleasant nature, in the heart of the Algarve's Barrocal. It has a privileged location, a

Location

📍 37.1383°N, 8.7769°W

· Lagos, Algarve, Portugal

View this property on Zonas Mágicas →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
Zonas Mágicas
2-bedroom freehold villa in Lagos — photo 2 of 5
2-bedroom freehold villa in Lagos — photo 3 of 5
2-bedroom freehold villa in Lagos — photo 4 of 5
2-bedroom freehold villa in Lagos — photo 5 of 5

Quinta in Barão de São João

Lagos · Western Algarve · Ref BF-1256 Source verified · Zonas Mágicas · listed 3 Jun 2026
Asking price · Freehold
$815,217
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
500 m²
Land
4920 m²
True net yield
0.3%
≈ $990/mo net after costs & tax
5-yr total return (net + appreciation)
7.2% / yr avg
Payback in ~381 yrs from rent
Brixfox Score 53 · C+

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: 2006
Energy: B-
Condition: needs-renovation

Description

FARM WITH APPROVED RURAL TOURISM PROJECT (CONSTRUCTION LICENSES TO BE PAID BY THE MUNICIPALITY OF LAGOS) CHARACTERISTICS OF THE FARM: Magnificent farm with 4,920 m2, in Barão de S. João, in the municipality of Lagos, surrounded by pleasant nature, in the heart of the Algarve's Barrocal. It has a privileged location, a

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)
$194/night
50% ($89)Brixfox estimate($194/night)200% ($356)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$13,418
Likely range $8,051 – $18,786
Airbnb data$194/night · 39% occupancy
Rental income
$194/night · 39% occ.
$25,804
Running costs (20%)
Utilities, cleaning, maintenance
-$5,161
Income tax (10%)
Indonesian rental income tax
-$7,225
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$13,418

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.0%
Fully-managed
0.5%
0.3%
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

2.8%

Annual Revenue

$25,804

Income Tax / yr

$2,258

Payback

—

True All-In Cost
Asking price$815,217
IMT — transfer tax (non-resident 7.5%)$61,141
Stamp duty (0.8%)$6,522
Notary + registry$2,174
Legal$10,027
Furnishing + STR launch$27,174
All-in cost$922,255

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.5M$2.6M$1.7M$868K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $750K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$912K
+22%
Rental Income
+$66K
Total Position
$978K
+30%
5.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$142K
Total Position
$1.3M
+67%
5.3%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$332K
Total Position
$2.0M
+163%
5.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$587K
Total Position
$3.0M
+303%
4.8%/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
Weak
1.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$178 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
4920 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 4920 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
Yield of 1.6% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.8%
$1,237/mo
40% occ.
2.4%
$1,649/mo
current
39% occ.
2.4%
$1,626/mo
current
49% occ.
3.0%
$2,038/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.