Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos
Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 2Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 3Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 4Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 5
Grade C+villabudget

Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€460,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% 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: €18,223/yr
Average Daily Rate: €110
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 31.5 years
5-yr Capital Value: €604,433
10-yr Capital Value: €735,385
Brixfox Score: 51 / 100
Comparable Properties: 92
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€646,710

+40.6% over asking

Asking price€460,000
IMT — Property transfer tax (investment schedule)€24,630
IS — Stamp duty (0.8%)€3,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,900
Total acquisition costs€36,460
Renovation (est. €900/m² × 146 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€131,400
(€102,200–€160,600)
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)€646,710

Gross yield (asking price)

4.0%

True gross yield (all-in)

2.8%

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: 146 m²
Style: dated
Condition: needs-renovation
Year Built: 1977
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.51
Visual Appeal
3.6
Ownership Security
13
Location
10.44
Land & Space
4.92
Rental Demand
4.55
Payback Speed
0
STR Suitability
3

Description

T2 TOWNHOUSE + COMMERCIAL SPACE | LAGOS HISTORIC CENTRE In the heart of Lagos historic centre, just a few metres from Praça de Armas and a short walk from the beaches, this unique townhouse combines charm, versatility and outstanding appreciation potential. Set in one of the most sought-after areas of the city, surrou

Location

📍 37.0998°N, 8.6746°W

· Lagos, Algarve, Portugal

View on Avenida Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
146 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$127K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$1,071/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.9 yr
Rental only

Property details

Year built: 1977
Energy: E
Condition: needs-renovation

Description

T2 TOWNHOUSE + COMMERCIAL SPACE | LAGOS HISTORIC CENTRE In the heart of Lagos historic centre, just a few metres from Praça de Armas and a short walk from the beaches, this unique townhouse combines charm, versatility and outstanding appreciation potential. Set in one of the most sought-after areas of the city, surrou

Income Breakdown

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Nightly Rate (ADR)
$159/night
50% ($73)Brixfox estimate($159/night)200% ($293)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$12,851
Airbnb data$159/night · 45% occupancy
Rental income
$159/night · 45% occ.
$26,396
Running costs (20%)
Utilities, cleaning, maintenance
-$5,279
Income tax (10%)
Indonesian rental income tax
-$7,391
Property tax
Annual property tax
-$875
Net income
2.6% ROI
$12,851

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$500,000
IMT (transfer tax, investment schedule)$26,772
Imposto de Selo (stamp duty)$4,000
Notary & registration$1,359
Legal / due diligence$7,500
Total acquisition costs$39,630
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$142,826
($111,087–$174,565)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$700,772

Gross yield (asking)

5.3%

True gross yield (all-in)

3.8%

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.

$2.4M$1.8M$1.2M$591K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $460K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$560K
+22%
Rental Income
+$63K
Total Position
$622K
+35%
6.2%/yr
Year 10
Capital Value
$681K
+48%
Rental Income
+$136K
Total Position
$816K
+77%
5.9%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$318K
Total Position
$1.3M
+188%
5.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$562K
Total Position
$2.1M
+347%
5.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$146 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.3%
$943/mo
40% occ.
3.1%
$1,282/mo
45% occ.
3.5%
$1,467/mo
current
55% occ.
4.3%
$1,806/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.