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Detached house in Santo Amaro, Lagos
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Grade Avillamid-range

Detached house in Santo Amaro, Lagos

Lagos · Western Algarve ·

€795,000

Asking Price (EUR)

13.2%

True Net Yield (Owner, all-in)

9.6%

True Net Yield (Managed, all-in)

15.6%

True Gross Yield

67%

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: €141,089/yr
Average Daily Rate: €576
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has sea (+10%)
Payback Period: 10.0 years
5-yr Capital Value: €921,623
10-yr Capital Value: €1.1M
Brixfox Score: 79.5 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€905,135

+13.9% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€905,135

Gross yield (asking price)

17.8%

True gross yield (all-in)

15.6%

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: 5
Bathrooms: 5
Building: 159 m²
Land: 70 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

indoor garden under stairscurved accent wall with backlighting in bedroomslatted wood partition

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
1.71
Rental Demand
6.71
Payback Speed
5
STR Suitability
4

Description

A Charming, Fully Renovated Building in the Heart of the City A three-storey building, meticulously renovated to high standards, situated a short walk from the city centre. A distinctive property that combines architectural charm with contemporary comfort. With 6 spacious bedrooms and a foyer, the property is bathed i

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Visit Engel & Völkers Lagos →Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Engel & Völkers Lagos
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5-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Santo Amaro, Lagos

Lagos · Western Algarve · Ref BF-65032 Source verified · Engel & Völkers Lagos · listed 1 Jun 2026
Asking price · Freehold
$864,130
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
159 m²
Land
70 m²
True net yield
10.0%
≈ $12,939/mo net after costs & tax
5-yr total return (net + appreciation)
16.6% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 80 · 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: 2026
Energy: A
Condition: new-build
View: sea

Description

A Charming, Fully Renovated Building in the Heart of the City A three-storey building, meticulously renovated to high standards, situated a short walk from the city centre. A distinctive property that combines architectural charm with contemporary comfort. With 6 spacious bedrooms and a foyer, the property is bathed i

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)
$810/night
50% ($373)Brixfox estimate($810/night)200% ($1490)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$95,553
Likely range $57,332 – $133,774
Airbnb data$810/night · 67% occupancy
Rental income
$810/night · 67% occ.
$183,755
Running costs (20%)
Utilities, cleaning, maintenance
-$36,751
Income tax (10%)
Indonesian rental income tax
-$51,452
Property tax
Annual property tax
-$0
Net income
11.1% ROI
$95,553

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

10.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
15.9%
14.3%
Fully-managed
11.6%
10.0%
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

18.8%

Annual Revenue

$183,755

Income Tax / yr

$16,078

Payback

10 yrs

True All-In Cost
Asking price$864,130
IMT — transfer tax (non-resident 7.5%)$64,810
Stamp duty (0.8%)$6,913
Notary + registry$2,174
Legal$10,629
Furnishing + STR launch$27,174
All-in cost$975,830

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$7.8M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$467K
Total Position
$1.4M
+80%
12.5%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$1.0M
Total Position
$2.2M
+175%
10.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$2.4M
Total Position
$4.1M
+416%
8.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$4.2M
Total Position
$6.8M
+750%
7.4%/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
Strong
11.1% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$745 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
70 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.1% — outperforms most villas in this market
Premium nightly rate of $745 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 70 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

47% occ.
11.3%
$8,127/mo
57% occ.
13.7%
$9,851/mo
67% occ.
16.1%
$11,576/mo
current
77% occ.
18.5%
$13,301/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.