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House in Ameijeira, Lagos Cidade, Lagos
House in Ameijeira, Lagos Cidade, Lagos — image 2House in Ameijeira, Lagos Cidade, Lagos — image 3House in Ameijeira, Lagos Cidade, Lagos — image 4House in Ameijeira, Lagos Cidade, Lagos — image 5
Grade B+villaluxury

House in Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

63%

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: €110,071/yr
Average Daily Rate: €477
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.3 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 74 / 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.

€1.5M

+14.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€95,625
IS — Stamp duty (0.8%)€10,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,125
Total acquisition costs€126,200
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)€1.5M

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.6%

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
Building: 280 m²
Style: contemporary
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural elementsmultiple outdoor living areasrooftop terracemodern interior decor

Score Breakdown

ROI
16.44
Visual Appeal
14.8
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.33
Payback Speed
3
STR Suitability
4

Description

This beautifully refurbished city villa enjoys a prime central location in Lagos, within walking distance of the vibrant city centre, beaches, and all local amenities. Set on a generous 760 m² plot with a total construction area of 280 m², the property has been completely renovated to a high and stylish standard. The

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Visit Marcela Propriedades →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Marcela Propriedades
3-bedroom freehold villa in Lagos — photo 2 of 5
3-bedroom freehold villa in Lagos — photo 3 of 5
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3-bedroom freehold villa in Lagos — photo 5 of 5

House in Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve · Ref BF-535 Source verified · Marcela Propriedades · listed 1 May 2026
Asking price · Freehold
$1,385,870
View original listing
Ownership
Freehold
Bedrooms
3
Built area
280 m²
True net yield
4.5%
≈ $9,564/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 74 · 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

Condition: excellent

Description

This beautifully refurbished city villa enjoys a prime central location in Lagos, within walking distance of the vibrant city centre, beaches, and all local amenities. Set on a generous 760 m² plot with a total construction area of 280 m², the property has been completely renovated to a high and stylish standard. The

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)
$670/night
50% ($308)Brixfox estimate($670/night)200% ($1233)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$74,526
Likely range $44,715 – $104,337
Airbnb data$670/night · 63% occupancy
Rental income
$670/night · 63% occ.
$143,320
Running costs (20%)
Utilities, cleaning, maintenance
-$28,664
Income tax (10%)
Indonesian rental income tax
-$40,129
Property tax
Annual property tax
-$0
Net income
5.4% ROI
$74,526

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
7.4%
6.6%
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

9.3%

Annual Revenue

$143,320

Income Tax / yr

$12,540

Payback

22 yrs

True All-In Cost
Asking price$1,385,870
IMT — transfer tax (non-resident 7.5%)$103,940
Stamp duty (0.8%)$11,087
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,543,614

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$8.5M$6.4M$4.3M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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
$1.6M
+22%
Rental Income
+$364K
Total Position
$1.9M
+50%
8.5%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$786K
Total Position
$2.7M
+110%
7.7%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.8M
Total Position
$4.6M
+264%
6.7%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$3.3M
Total Position
$7.4M
+480%
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
5.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$617 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $617 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

43% occ.
5.3%
$6,174/mo
53% occ.
6.6%
$7,601/mo
63% occ.
7.8%
$9,028/mo
current
73% occ.
9.1%
$10,456/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.