Detached house in Centro, Lagos
Detached house in Centro, Lagos — image 2Detached house in Centro, Lagos — image 3Detached house in Centro, Lagos — image 4Detached house in Centro, Lagos — image 5
Grade B+villabudget

Detached house in Centro, Lagos

Lagos · Western Algarve ·

€370,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €40,973/yr
Average Daily Rate: €202
Payback Period: 11.3 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 73.4 / 100
Comparable Properties: 92
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.

€524,040

+41.6% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €900/m² × 120 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€108,000
(€84,000–€132,000)
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)€524,040

Gross yield (asking price)

11.1%

True gross yield (all-in)

7.8%

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: 1
Building: 120 m²
Land: 220 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1971
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.41
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.96
Rental Demand
5.55
Payback Speed
4
STR Suitability
3

Description

Building to be renovated in the centre of Lagos. Single-storey property with backyard, licensed for restaurant and residential use. There is a PIP (request for preliminary information) with a favourable opinion on the feasibility of extending the building from 1 floor to 4 floors, with a proposed 'stepped' occupation

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Centro, Lagos

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
120 m²
Land Plot
220 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$102K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$2,507/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.4 yr
Rental only

Property details

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

Description

Building to be renovated in the centre of Lagos. Single-storey property with backyard, licensed for restaurant and residential use. There is a PIP (request for preliminary information) with a favourable opinion on the feasibility of extending the building from 1 floor to 4 floors, with a proposed 'stepped' occupation

Income Breakdown

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Nightly Rate (ADR)
$293/night
50% ($135)Brixfox estimate($293/night)200% ($538)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$30,080
Airbnb data$293/night · 55% occupancy
Rental income
$293/night · 55% occ.
$59,200
Running costs (20%)
Utilities, cleaning, maintenance
-$11,840
Income tax (10%)
Indonesian rental income tax
-$16,576
Property tax
Annual property tax
-$704
Net income
7.5% ROI
$30,080

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$117,391
($91,304–$143,478)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$567,435

Gross yield (asking)

14.7%

True gross yield (all-in)

10.4%

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.

$2.9M$2.2M$1.4M$724K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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
$450K
+22%
Rental Income
+$147K
Total Position
$597K
+61%
10.0%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$317K
Total Position
$865K
+134%
8.9%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$744K
Total Position
$1.6M
+320%
7.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+580%
6.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
220 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $269 — 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 55% — 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

35% occ.
6.4%
$2,149/mo
45% occ.
8.3%
$2,772/mo
55% occ.
10.1%
$3,395/mo
current
65% occ.
12.0%
$4,017/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.