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House in Ameijeira, Lagos
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Grade Avillamid-range

House in Ameijeira, Lagos

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

66%

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: €141,165/yr
Average Daily Rate: €585
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 14.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 84.5 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€1.2M

+13.3% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation (est. €55/m² × 144 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,920
(€4,320–€11,520)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.3%

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: 3
Building: 144 m²
Land: 2500 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large covered terrace with wooden ceilingprivate swimming poolfireplace in living roomarched doorwayswicker furniture

Score Breakdown

ROI
23.24
Visual Appeal
10.2
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.61
Payback Speed
5
STR Suitability
4

Description

This beautiful 5 bedroom villa is located in the quiet neighbourhood of Falfeira, just 5 minutes drive from the centre of Lagos. Set on a plot of 2,500m2, it enjoys an elevated position, offering sweeping views of the surrounding countryside and out to sea. The villa has two entrances, and a large curved driveway lead

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Listed by B&P Real Estate Agency via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
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 Ameijeira, Lagos

Lagos · Western Algarve · Ref BF-1500 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,195,652
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
144 m²
Land
2500 m²
True net yield
7.1%
≈ $12,780/mo net after costs & tax
5-yr total return (net + appreciation)
13.5% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 85 · A

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: 1991
Energy: C
Condition: good

Description

This beautiful 5 bedroom villa is located in the quiet neighbourhood of Falfeira, just 5 minutes drive from the centre of Lagos. Set on a plot of 2,500m2, it enjoys an elevated position, offering sweeping views of the surrounding countryside and out to sea. The villa has two entrances, and a large curved driveway lead

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)
$824/night
50% ($379)Brixfox estimate($824/night)200% ($1517)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$95,807
Likely range $57,484 – $134,129
Airbnb data$824/night · 66% occupancy
Rental income
$824/night · 66% occ.
$184,243
Running costs (20%)
Utilities, cleaning, maintenance
-$36,849
Income tax (10%)
Indonesian rental income tax
-$51,588
Property tax
Annual property tax
-$0
Net income
8.0% ROI
$95,807

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.5%
10.3%
Fully-managed
8.3%
7.1%
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

13.8%

Annual Revenue

$184,243

Income Tax / yr

$16,122

Payback

14 yrs

True All-In Cost
Asking price$1,195,652
IMT — transfer tax (non-resident 7.5%)$89,674
Stamp duty (0.8%)$9,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,337,609

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$8.9M$6.7M$4.5M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 11: 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
$1.3M
+22%
Rental Income
+$468K
Total Position
$1.8M
+64%
10.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$1.0M
Total Position
$2.6M
+140%
9.1%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$2.4M
Total Position
$4.8M
+334%
7.6%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$4.2M
Total Position
$7.8M
+606%
6.7%/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

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.0% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$758 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
2500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.0% — outperforms most villas in this market
Premium nightly rate of $758 — positioned in the top tier
Generous 2500 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

46% occ.
8.1%
$8,097/mo
56% occ.
9.9%
$9,852/mo
66% occ.
11.6%
$11,607/mo
current
76% occ.
13.4%
$13,363/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.