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House in Portelas, Lagos
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Grade Avillaluxury

House in Portelas, Lagos

Lagos · Western Algarve ·

€2.0M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

50%

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: €153,831/yr
Average Daily Rate: €848
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 24.4 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.7M
Brixfox Score: 76.3 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 3 km

True Investment Cost

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

€2.3M

+13.0% over asking

Asking price€2.0M
IMT — Property transfer tax (investment schedule)€149,625
IS — Stamp duty (0.8%)€15,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,925
Total acquisition costs€196,760
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)€2.3M

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.8%

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: 5
Building: 803 m²
Land: 11600 m²
Style: contemporary
Condition: new-build
Year Built: 2021
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architectureflat and pitched roof combinationintegrated outdoor living spacespergola structures

Score Breakdown

ROI
15.3
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.97
Payback Speed
3
STR Suitability
4

Description

This spacious single storey villa for sale in Lagos is located on a plot of 11,600m2. Currently under construction, the new owner/s will be able to choose the finishes and remaining materials to complete the build of the villa. The villa will comprise of 4 bedrooms (3 en-suite ) and 5 bathrooms. There will be a fully

Location

📍 37.1238°N, 8.6947°W

· Lagos, Algarve, Portugal

View this property on Ideal Homes Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Ideal Homes Portugal
4-bedroom freehold villa in Lagos — photo 2 of 5
4-bedroom freehold villa in Lagos — photo 3 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

House in Portelas, Lagos

Lagos · Western Algarve · Ref BF-1833 Source verified · Ideal Homes Portugal · listed 3 Jun 2026
Asking price · Freehold
$2,168,478
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
803 m²
Land
11600 m²
True net yield
4.1%
≈ $13,424/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 76 · 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: 2021
Energy: A+
Condition: new-build

Description

This spacious single storey villa for sale in Lagos is located on a plot of 11,600m2. Currently under construction, the new owner/s will be able to choose the finishes and remaining materials to complete the build of the villa. The villa will comprise of 4 bedrooms (3 en-suite ) and 5 bathrooms. There will be a fully

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)
$1,193/night
50% ($549)Brixfox estimate($1,193/night)200% ($2195)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Indicative
Yearly income
$104,170
Likely range $62,502 – $145,837
Airbnb data$1,193/night · 50% occupancy
Rental income
$1,193/night · 50% occ.
$200,326
Running costs (20%)
Utilities, cleaning, maintenance
-$40,065
Income tax (10%)
Indonesian rental income tax
-$56,091
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$104,170

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.7%
6.0%
Fully-managed
4.8%
4.1%
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

8.4%

Annual Revenue

$200,326

Income Tax / yr

$17,528

Payback

24 yrs

True All-In Cost
Asking price$2,168,478
IMT — transfer tax (non-resident 7.5%)$162,636
Stamp duty (0.8%)$17,348
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,391,179

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: $2.0M
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 17: 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
$2.4M
+22%
Rental Income
+$509K
Total Position
$2.9M
+47%
8.0%/yr
Year 10
Capital Value
$3.0M
+48%
Rental Income
+$1.1M
Total Position
$4.1M
+103%
7.3%/yr
Year 20
Capital Value
$4.4M
+119%
Rental Income
+$2.6M
Total Position
$6.9M
+248%
6.4%/yr
Year 30
Capital Value
$6.5M
+224%
Rental Income
+$4.6M
Total Position
$11.0M
+453%
5.9%/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
4.8% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$1098 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
11600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1098 — positioned in the top tier
Generous 11600 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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

30% occ.
4.2%
$7,620/mo
40% occ.
5.6%
$10,161/mo
50% occ.
7.0%
$12,619/mo
current
60% occ.
8.4%
$15,160/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.