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Detached house in Ameijeira, Lagos
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Grade B+villaluxury

Detached house in Ameijeira, Lagos

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.1%

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: €109,828/yr
Average Daily Rate: €520
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 47.6 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.2M
Brixfox Score: 69.7 / 100
Comparable Properties: 9
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+12.4% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.1%

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: 4
Bathrooms: 4
Building: 300 m²
Land: 574 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

clean lineslarge glass sliding doorsprivate poolintegrated outdoor living space

Score Breakdown

ROI
8.35
Visual Appeal
16.6
Ownership Security
13
Location
10.44
Land & Space
10.55
Rental Demand
5.79
Payback Speed
1
STR Suitability
4

Description

V4 Detached Villa with Pool - The Luxury Retreat You Deserve in Lagos We present a luxurious detached villa where modern design meets the tranquility of nature. Located in one of the most exclusive areas of Lagos, this property offers a unique blend of elegance, comfort, and breathtaking views. Perfect for those seeki

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Visit Casas do Sotavento →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Casas do Sotavento
4-bedroom freehold villa in Lagos — photo 2 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Ameijeira, Lagos

Lagos · Western Algarve · Ref BF-1510 Source verified · Casas do Sotavento · listed 2 Jun 2026
Asking price · Freehold
$2,608,696
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
300 m²
Land
574 m²
True net yield
2.1%
≈ $8,812/mo net after costs & tax
5-yr total return (net + appreciation)
8.4% / yr avg
Payback in ~48 yrs from rent
Brixfox Score 70 · 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

Energy: A+
Condition: new-build

Description

V4 Detached Villa with Pool - The Luxury Retreat You Deserve in Lagos We present a luxurious detached villa where modern design meets the tranquility of nature. Located in one of the most exclusive areas of Lagos, this property offers a unique blend of elegance, comfort, and breathtaking views. Perfect for those seeki

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)
$730/night
50% ($336)Brixfox estimate($730/night)200% ($1344)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$74,329
Likely range $44,598 – $104,061
Airbnb data$730/night · 58% occupancy
Rental income
$730/night · 58% occ.
$142,940
Running costs (20%)
Utilities, cleaning, maintenance
-$28,588
Income tax (10%)
Indonesian rental income tax
-$40,023
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$74,329

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.7%
3.3%
Fully-managed
2.5%
2.1%
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

5.0%

Annual Revenue

$142,940

Income Tax / yr

$12,508

Payback

48 yrs

True All-In Cost
Asking price$2,608,696
IMT — transfer tax (non-resident 7.5%)$195,652
Stamp duty (0.8%)$20,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,867,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$12.7M$9.5M$6.3M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$363K
Total Position
$3.3M
+37%
6.5%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$784K
Total Position
$4.3M
+81%
6.1%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$1.8M
Total Position
$7.1M
+196%
5.6%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$3.3M
Total Position
$11.0M
+360%
5.2%/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

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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
Weak
2.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$672 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
574 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $672 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 574 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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

38% occ.
2.7%
$5,895/mo
48% occ.
3.4%
$7,451/mo
58% occ.
4.1%
$9,006/mo
current
68% occ.
4.9%
$10,561/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.