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House in Santo Amaro, Lagos
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Grade Bvillabudget

House in Santo Amaro, Lagos

Lagos · Western Algarve ·

€370,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

47%

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: €30,857/yr
Average Daily Rate: €180
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 33.5 years
5-yr Capital Value: €428,931
10-yr Capital Value: €497,249
Brixfox Score: 56.8 / 100
Comparable Properties: 99
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€610,690

+65.1% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €900/m² × 220 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€198,000
(€154,000–€242,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€610,690

Gross yield (asking price)

8.3%

True gross yield (all-in)

5.1%

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: 1
Bathrooms: 3
Building: 220 m²
Land: 220 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1977
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureproximity to marina

Score Breakdown

ROI
11.43
Visual Appeal
7.4
Ownership Security
13
Location
10.44
Land & Space
4.85
Rental Demand
4.7
Payback Speed
1
STR Suitability
4

Description

Ground floor property with a backyard, with a licence for a restaurant and a house. There is also the possibility of constructing a new building. The plot, measuring 220 square metres, allows for the construction of a building with a basement, three floors above ground level, with the possibility of an independent fla

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View this property on Marcela Propriedades →Listed via Idealista.pt
1-bedroom freehold villa in Lagos — photo 1 of 5
Marcela Propriedades
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1-bedroom freehold villa in Lagos — photo 5 of 5

House in Santo Amaro, Lagos

Lagos · Western Algarve · Ref BF-1527 Source verified · Marcela Propriedades · listed 2 Jun 2026
Asking price · Freehold
$402,174
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
3
Built area
220 m²
Land
220 m²
True net yield
3.0%
≈ $2,324/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~34 yrs from rent
Brixfox Score 57 · 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

Year built: 1977
Energy: C
Condition: needs-renovation

Description

Ground floor property with a backyard, with a licence for a restaurant and a house. There is also the possibility of constructing a new building. The plot, measuring 220 square metres, allows for the construction of a building with a basement, three floors above ground level, with the possibility of an independent fla

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)
$253/night
50% ($116)Brixfox estimate($253/night)200% ($465)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Indicative
Yearly income
$20,892
Likely range $12,535 – $29,249
Airbnb data$253/night · 47% occupancy
Rental income
$253/night · 47% occ.
$40,177
Running costs (20%)
Utilities, cleaning, maintenance
-$8,035
Income tax (10%)
Indonesian rental income tax
-$11,250
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$20,892

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.9%
5.2%
Fully-managed
3.7%
3.0%
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

8.6%

Annual Revenue

$40,177

Income Tax / yr

$3,515

Payback

34 yrs

True All-In Cost
Asking price$402,174
IMT — transfer tax (non-resident 7.5%)$30,163
Stamp duty (0.8%)$3,217
Notary + registry$2,174
Legal$4,947
Furnishing + STR launch$27,174
All-in cost$469,849

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.4M$1.8M$1.2M$608K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$450K
+22%
Rental Income
+$102K
Total Position
$552K
+49%
8.3%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$220K
Total Position
$768K
+108%
7.6%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$516K
Total Position
$1.3M
+259%
6.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$914K
Total Position
$2.1M
+471%
6.0%/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
Good
5.2% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $233 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
4.8%
$1,614/mo
40% occ.
6.4%
$2,153/mo
47% occ.
7.6%
$2,531/mo
current
57% occ.
9.2%
$3,070/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.