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House in Barão de São João
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Grade Avillamid-range

House in Barão de São João

Lagos · Western Algarve ·

€880,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

66%

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: €79,119/yr
Average Daily Rate: €328
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 22.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 79 / 100
Comparable Properties: 7
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€994,340

+13.0% over asking

Asking price€880,000
IMT — Property transfer tax (investment schedule)€52,800
IS — Stamp duty (0.8%)€7,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,200
Total acquisition costs€74,290
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€994,340

Gross yield (asking price)

9.0%

True gross yield (all-in)

8.0%

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: 250 m²
Land: 15240 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1992
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor living area with poolmultiple balconies and terracestraditional white Algarve architecture

Score Breakdown

ROI
16.35
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.6
Payback Speed
3
STR Suitability
4

Description

Magnificent Renovated Villa with Pool and 1.5 Hectares of Land – Peace and Elegance in the Countryside Discover this fully renovated property, offering 250 m² of living space in the heart of nature, set on a vast fenced and landscaped plot of 1.5 hectares. A unique location where modern comfort meets rural charm in a

Location

📍 37.1383°N, 8.7769°W

· Lagos, Algarve, Portugal

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

House in Barão de São João

Lagos · Western Algarve · Ref BF-1925 Source verified · IAD Portugal · listed 3 Jun 2026
Asking price · Freehold
$956,522
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
250 m²
Land
15240 m²
True net yield
4.5%
≈ $6,763/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 79 · 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: 1992
Energy: C
Condition: excellent

Description

Magnificent Renovated Villa with Pool and 1.5 Hectares of Land – Peace and Elegance in the Countryside Discover this fully renovated property, offering 250 m² of living space in the heart of nature, set on a vast fenced and landscaped plot of 1.5 hectares. A unique location where modern comfort meets rural charm in a

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)
$462/night
50% ($212)Brixfox estimate($462/night)200% ($850)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$53,578
Likely range $32,147 – $75,009
Airbnb data$462/night · 66% occupancy
Rental income
$462/night · 66% occ.
$103,034
Running costs (20%)
Utilities, cleaning, maintenance
-$20,607
Income tax (10%)
Indonesian rental income tax
-$28,849
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$53,578

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.5%
6.7%
Fully-managed
5.3%
4.5%
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

9.6%

Annual Revenue

$103,034

Income Tax / yr

$9,015

Payback

22 yrs

True All-In Cost
Asking price$956,522
IMT — transfer tax (non-resident 7.5%)$71,739
Stamp duty (0.8%)$7,652
Notary + registry$2,174
Legal$11,765
Furnishing + STR launch$27,174
All-in cost$1,077,026

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $880K
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 15: 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
$1.1M
+22%
Rental Income
+$262K
Total Position
$1.3M
+51%
8.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$565K
Total Position
$1.9M
+112%
7.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.3M
Total Position
$3.3M
+270%
6.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.3M
Total Position
$5.2M
+491%
6.1%/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
5.6% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$425 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
15240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $425 — positioned in the top tier
Generous 15240 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
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.
5.7%
$4,525/mo
56% occ.
6.9%
$5,508/mo
66% occ.
8.1%
$6,492/mo
current
76% occ.
9.4%
$7,475/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.