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Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos
Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos — image 2Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos — image 3Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos — image 4Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos — image 5
Grade B+villabudget

Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

56%

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: €43,168/yr
Average Daily Rate: €212
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 18.7 years
5-yr Capital Value: €405,746
10-yr Capital Value: €470,371
Brixfox Score: 69.9 / 100
Comparable Properties: 96
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€483,980

+38.3% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€483,980

Gross yield (asking price)

12.3%

True gross yield (all-in)

8.9%

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: 2
Bathrooms: 2
Building: 100 m²
Land: 220 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1971
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone streettraditional architecture

Score Breakdown

ROI
19.02
Visual Appeal
7.4
Ownership Security
13
Location
10.44
Land & Space
6.45
Rental Demand
5.57
Payback Speed
4
STR Suitability
4

Description

Discover this building, currently a single-story structure used as a restaurant, with a PIP (Prior Information Request) offering the possibility of renovating the existing structure, reconstructing it into a house, storage, service area, or even rebuilding it into a 4-story + 1-story building with multiple residential

Location

📍 37.1034°N, 8.6785°W

· Lagos, Algarve, Portugal

Visit CENTURY 21 Universe →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
CENTURY 21 Universe
2-bedroom freehold villa in Lagos — photo 2 of 5
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2-bedroom freehold villa in Lagos — photo 5 of 5

Semi-detached house in Largo do Convento de Nossa Senhora da Glória, 29, Santo Amaro, Lagos

Lagos · Western Algarve · Ref BF-990 Source verified · CENTURY 21 Universe · listed 3 Jun 2026
Asking price · Freehold
$380,435
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
100 m²
Land
220 m²
True net yield
5.3%
≈ $3,551/mo net after costs & tax
5-yr total return (net + appreciation)
13.2% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 70 · 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

Year built: 1971
Energy: C
Condition: needs-renovation

Description

Discover this building, currently a single-story structure used as a restaurant, with a PIP (Prior Information Request) offering the possibility of renovating the existing structure, reconstructing it into a house, storage, service area, or even rebuilding it into a 4-story + 1-story building with multiple residential

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)
$299/night
50% ($137)Brixfox estimate($299/night)200% ($549)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$29,214
Likely range $17,528 – $40,900
Airbnb data$299/night · 56% occupancy
Rental income
$299/night · 56% occ.
$56,182
Running costs (20%)
Utilities, cleaning, maintenance
-$11,236
Income tax (10%)
Indonesian rental income tax
-$15,731
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$29,214

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
9.6%
8.4%
Fully-managed
6.4%
5.3%
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

12.6%

Annual Revenue

$56,182

Income Tax / yr

$4,916

Payback

19 yrs

True All-In Cost
Asking price$380,435
IMT — transfer tax (non-resident 7.5%)$28,533
Stamp duty (0.8%)$3,043
Notary + registry$2,174
Legal$4,679
Furnishing + STR launch$27,174
All-in cost$446,038

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.8M$2.1M$1.4M$694K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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
$426K
+22%
Rental Income
+$143K
Total Position
$569K
+62%
10.2%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$308K
Total Position
$826K
+136%
9.0%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$722K
Total Position
$1.5M
+325%
7.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.4M
+590%
6.6%/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
7.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $275 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
7.2%
$2,268/mo
46% occ.
9.2%
$2,904/mo
56% occ.
11.2%
$3,540/mo
current
66% occ.
13.2%
$4,175/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.