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House in Caliças - Telheiro, Lagos
House in Caliças - Telheiro, Lagos — image 2House in Caliças - Telheiro, Lagos — image 3House in Caliças - Telheiro, Lagos — image 4House in Caliças - Telheiro, Lagos — image 5
Grade Avillaluxury

House in Caliças - Telheiro, Lagos

Lagos · Western Algarve ·

€999,500

Asking Price (EUR)

7.6%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

64%

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: €105,771/yr
Average Daily Rate: €451
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 17.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 84.6 / 100
Comparable Properties: 47
Data Confidence: 95%
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

+13.8% over asking

Asking price€999,500
IMT — Property transfer tax (investment schedule)€59,970
IS — Stamp duty (0.8%)€7,996
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,993
Total acquisition costs€84,209
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.3%

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: 3
Bathrooms: 5
Building: 155 m²
Land: 569 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolopen-plan kitchen with islandlarge sliding glass doorsmodern staircase design

Score Breakdown

ROI
19.71
Visual Appeal
15
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.42
Payback Speed
4
STR Suitability
4

Description

This modern villa is located in a residential area of Lagos, just a few minutes' walk from the Marina, the city center and Meia Praia beach. The property is spread over 2 floors plus a basement/garage. On the first floor, there is a fully equipped open-plan kitchen, a living/dining room with access to the spacious terr

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View this property on BATISTA property →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
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House in Caliças - Telheiro, Lagos

Lagos · Western Algarve · Ref BF-1761 Source verified · BATISTA property · listed 2 Jun 2026
Asking price · Freehold
$1,086,413
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
5
Built area
155 m²
Land
569 m²
True net yield
5.6%
≈ $9,321/mo net after costs & tax
5-yr total return (net + appreciation)
12.1% / yr avg
Payback in ~18 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: 2025
Energy: B
Condition: new-build

Description

This modern villa is located in a residential area of Lagos, just a few minutes' walk from the Marina, the city center and Meia Praia beach. The property is spread over 2 floors plus a basement/garage. On the first floor, there is a fully equipped open-plan kitchen, a living/dining room with access to the spacious terr

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)
$635/night
50% ($292)Brixfox estimate($635/night)200% ($1168)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$71,647
Likely range $42,988 – $100,305
Airbnb data$635/night · 64% occupancy
Rental income
$635/night · 64% occ.
$137,783
Running costs (20%)
Utilities, cleaning, maintenance
-$27,557
Income tax (10%)
Indonesian rental income tax
-$38,579
Property tax
Annual property tax
-$0
Net income
6.6% ROI
$71,647

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.2%
8.2%
Fully-managed
6.6%
5.6%
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

11.3%

Annual Revenue

$137,783

Income Tax / yr

$12,057

Payback

18 yrs

True All-In Cost
Asking price$1,086,413
IMT — transfer tax (non-resident 7.5%)$81,482
Stamp duty (0.8%)$8,691
Notary + registry$2,174
Legal$13,363
Furnishing + STR launch$27,174
All-in cost$1,219,296

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$7.3M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1000K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$350K
Total Position
$1.6M
+57%
9.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$756K
Total Position
$2.2M
+124%
8.4%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.8M
Total Position
$4.0M
+296%
7.1%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.1M
Total Position
$6.4M
+538%
6.4%/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
6.6% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$584 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
569 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $584 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 569 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

44% occ.
6.6%
$5,976/mo
54% occ.
8.1%
$7,328/mo
64% occ.
9.6%
$8,680/mo
current
74% occ.
11.1%
$10,032/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.