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Detached house in Meia Praia, Lagos
Detached house in Meia Praia, Lagos — image 2Detached house in Meia Praia, Lagos — image 3Detached house in Meia Praia, Lagos — image 4Detached house in Meia Praia, Lagos — image 5
Grade Bvillamid-range

Detached house in Meia Praia, Lagos

Lagos · Western Algarve ·

€970,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

58%

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: €58,741/yr
Average Daily Rate: €279
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 37.9 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 60.4 / 100
Comparable Properties: 94
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.7% over asking

Asking price€970,000
IMT — Property transfer tax (investment schedule)€58,200
IS — Stamp duty (0.8%)€7,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,550
Total acquisition costs€81,760
Renovation (est. €55/m² × 211 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,605
(€6,330–€16,880)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.1%

True gross yield (all-in)

5.4%

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
Building: 211 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large mature garden with palm treestraditional covered patio with dining areaprivate swimming poolsea view from garden

Score Breakdown

ROI
10.24
Visual Appeal
12
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.78
Payback Speed
1
STR Suitability
4

Description

Set within a generous 1,783 sqm of land, this impressive plot offers a wealth of potential for redevelopment, investment, or personal enjoyment. Currently occupying the site is a well-maintained 2-bedroom, 2-bathroom villa. The master suite comes complete with an en-suite bathroom, while a separate guest annex provides

Location

📍 37.1100°N, 8.6600°W

· Lagos, Algarve, Portugal

Visit ten Hoopen Realty →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
ten Hoopen Realty
2-bedroom freehold villa in Lagos — photo 2 of 5
2-bedroom freehold villa in Lagos — photo 3 of 5
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2-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Meia Praia, Lagos

Lagos · Western Algarve · Ref BF-1458 Source verified · ten Hoopen Realty · listed 16 Apr 2026
Asking price · Freehold
$1,054,348
View original listing
Ownership
Freehold
Bedrooms
2
Built area
211 m²
True net yield
2.6%
≈ $4,691/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~38 yrs from rent
Brixfox Score 60 · 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

Condition: good

Description

Set within a generous 1,783 sqm of land, this impressive plot offers a wealth of potential for redevelopment, investment, or personal enjoyment. Currently occupying the site is a well-maintained 2-bedroom, 2-bathroom villa. The master suite comes complete with an en-suite bathroom, while a separate guest annex provides

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)
$392/night
50% ($180)Brixfox estimate($392/night)200% ($721)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$39,769
Likely range $23,862 – $55,677
Airbnb data$392/night · 58% occupancy
Rental income
$392/night · 58% occ.
$76,479
Running costs (20%)
Utilities, cleaning, maintenance
-$15,296
Income tax (10%)
Indonesian rental income tax
-$21,414
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$39,769

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.2%
Fully-managed
3.2%
2.6%
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

6.5%

Annual Revenue

$76,479

Income Tax / yr

$6,692

Payback

38 yrs

True All-In Cost
Asking price$1,054,348
IMT — transfer tax (non-resident 7.5%)$79,076
Stamp duty (0.8%)$8,435
Notary + registry$2,174
Legal$12,968
Furnishing + STR launch$27,174
All-in cost$1,184,175

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: $970K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$194K
Total Position
$1.4M
+42%
7.2%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$419K
Total Position
$1.9M
+91%
6.7%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$983K
Total Position
$3.1M
+220%
6.0%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.7M
Total Position
$4.9M
+404%
5.5%/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
Average
3.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$360 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $360 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% is near 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

38% occ.
3.6%
$3,150/mo
48% occ.
4.5%
$3,984/mo
58% occ.
5.5%
$4,818/mo
current
68% occ.
6.4%
$5,652/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.