Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos
Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos — image 2Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos — image 3Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos — image 4Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+villaluxury

Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.6M

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €97,066/yr
Average Daily Rate: €422
Payback Period: 20.8 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.6M
Brixfox Score: 68.9 / 100
Comparable Properties: 14
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.8M

+13.7% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€121,875
IS — Stamp duty (0.8%)€13,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,375
Total acquisition costs€160,500
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 347 m²
Land: 1883 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolsolar panelsmultiple terracesstone accent wall with fireplace

Score Breakdown

ROI
15.19
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.3
Payback Speed
1
STR Suitability
3

Description

Our LiveAlgarve Team is happy to present you with an extraordinary listing in one of the most sought-after locations in Lagos. Nestled within the esteemed parish of Porto do Mós in Lagos, a stone's throw away from one of the region's most breathtaking sandy shores, lies this exquisite villa exuding timeless elegance a

Location

📍 37.0903°N, 8.6909°W

· Lagos, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Joāo da Conceiçāo Silva, Porto de Mós, Lagos Cidade, Lagos

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
347 m²
Land Plot
1883 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$449K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$5,867/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.1 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Our LiveAlgarve Team is happy to present you with an extraordinary listing in one of the most sought-after locations in Lagos. Nestled within the esteemed parish of Porto do Mós in Lagos, a stone's throw away from one of the region's most breathtaking sandy shores, lies this exquisite villa exuding timeless elegance a

Income Breakdown

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Nightly Rate (ADR)
$615/night
50% ($283)Brixfox estimate($615/night)200% ($1132)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$70,405
Airbnb data$615/night · 63% occupancy
Rental income
$615/night · 63% occ.
$141,339
Running costs (20%)
Utilities, cleaning, maintenance
-$28,268
Income tax (10%)
Indonesian rental income tax
-$39,575
Property tax
Annual property tax
-$3,091
Net income
4.0% ROI
$70,405

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,766,304
IMT (transfer tax, investment schedule)$132,473
Imposto de Selo (stamp duty)$14,130
Notary & registration$1,359
Legal / due diligence$26,495
Total acquisition costs$174,457
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,006,141

Gross yield (asking)

8.0%

True gross yield (all-in)

7.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.0M
+22%
Rental Income
+$344K
Total Position
$2.3M
+43%
7.4%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$743K
Total Position
$3.1M
+94%
6.8%/yr
Year 20
Capital Value
$3.6M
+119%
Rental Income
+$1.7M
Total Position
$5.3M
+226%
6.1%/yr
Year 30
Capital Value
$5.3M
+224%
Rental Income
+$3.1M
Total Position
$8.4M
+414%
5.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$566 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1883 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $566 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1883 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near the market average — model your cashflow carefully

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.
3.6%
$5,369/mo
53% occ.
4.5%
$6,678/mo
63% occ.
5.4%
$7,987/mo
current
73% occ.
6.3%
$9,297/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.