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House in Barão de São João
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Grade Avillaluxury

House in Barão de São João

Lagos · Western Algarve ·

€1.8M

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

10.1%

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: €202,047/yr
Average Daily Rate: €838
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 15.3 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 81.5 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€2.0M

+13.9% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

11.6%

True gross yield (all-in)

10.1%

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: 4
Building: 190 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive landscaped gardenslong private drivewaymultiple outdoor lounge areascovered outdoor dining/lounge area by poolsolar panels on roof

Score Breakdown

ROI
22.1
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
5.8
Rental Demand
6.61
Payback Speed
4
STR Suitability
4

Description

Escape to a private slice of paradise in the Algarve, where luxury country living meets comfort, tranquillity, and an effortless retreat lifestyle. Nestled in the peaceful surroundings of Barão de São João, Lagos, this elegant five-bedroom villa is set within over four hectares of stunning land, offering complete priva

Location

📍 37.1327°N, 8.7547°W

· Lagos, Algarve, Portugal

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

House in Barão de São João

Lagos · Western Algarve · Ref BF-70035 Source verified · Luz Villa Sales · listed 2 Jun 2026
Asking price · Freehold
$1,902,174
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
190 m²
True net yield
6.6%
≈ $18,348/mo net after costs & tax
5-yr total return (net + appreciation)
12.7% / yr avg
Payback in ~15 yrs from rent
Brixfox Score 82 · 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: 2010
Condition: excellent
View: countryside

Description

Escape to a private slice of paradise in the Algarve, where luxury country living meets comfort, tranquillity, and an effortless retreat lifestyle. Nestled in the peaceful surroundings of Barão de São João, Lagos, this elegant five-bedroom villa is set within over four hectares of stunning land, offering complete priva

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)
$1,179/night
50% ($542)Brixfox estimate($1,179/night)200% ($2169)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$136,854
Likely range $82,113 – $191,596
Airbnb data$1,179/night · 66% occupancy
Rental income
$1,179/night · 66% occ.
$263,182
Running costs (20%)
Utilities, cleaning, maintenance
-$52,636
Income tax (10%)
Indonesian rental income tax
-$73,691
Property tax
Annual property tax
-$0
Net income
7.2% ROI
$136,854

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

6.5%

on all-in cost of $2,102,772

Scenario
Pre-tax
After-tax
Owner-managed
10.5%
9.4%
Fully-managed
7.6%
6.5%
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

12.5%

Annual Revenue

$263,182

Income Tax / yr

$23,028

Payback

15 yrs

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$13.4M$10.1M$6.7M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$668K
Total Position
$2.8M
+60%
9.8%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$1.4M
Total Position
$4.0M
+131%
8.7%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$3.4M
Total Position
$7.2M
+312%
7.3%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$6.0M
Total Position
$11.7M
+567%
6.5%/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
7.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$1085 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 $1085 — 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

46% occ.
7.3%
$11,559/mo
56% occ.
8.9%
$14,069/mo
66% occ.
10.5%
$16,579/mo
current
76% occ.
12.0%
$19,090/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.