House in Porto de Mós, Lagos
House in Porto de Mós, Lagos — image 2House in Porto de Mós, Lagos — image 3House in Porto de Mós, Lagos — image 4House in Porto de Mós, Lagos — image 5
Grade Bvillaluxury

House in Porto de Mós, Lagos

Lagos · Western Algarve ·

€3.6M

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

58%

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: €70,422/yr
Average Daily Rate: €332
Payback Period: 63.9 years
5-yr Capital Value: €4.7M
10-yr Capital Value: €5.8M
Brixfox Score: 59.1 / 100
Comparable Properties: 51
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€4.0M

+11.3% over asking

Asking price€3.6M
IMT — Property transfer tax (investment schedule)€270,000
IS — Stamp duty (0.8%)€28,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€54,000
Total acquisition costs€354,050
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€4.0M

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.8%

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: 3
Bathrooms: 4
Building: 687 m²
Land: 831 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poollarge glass facadesrooftop terrace with greenerysolar panels

Score Breakdown

ROI
9.26
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
9.61
Rental Demand
5.81
Payback Speed
0
STR Suitability
3

Description

Three-bedroom villa for sale, located a 5-minute walk from Porto de Mós beach, in the prestigious beach area of Lagos in the Algarve. With its innovative design and contemporary style, the 3-bedroom villa guarantees comfort, functionality and an abundance of natural light, in a modern and luxurious setting. As you en

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Porto de Mós, Lagos

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
687 m²
Land Plot
831 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$995K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$3,838/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
85.0 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Three-bedroom villa for sale, located a 5-minute walk from Porto de Mós beach, in the prestigious beach area of Lagos in the Algarve. With its innovative design and contemporary style, the 3-bedroom villa guarantees comfort, functionality and an abundance of natural light, in a modern and luxurious setting. As you en

Income Breakdown

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Nightly Rate (ADR)
$480/night
50% ($221)Brixfox estimate($480/night)200% ($882)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$46,062
Airbnb data$480/night · 58% occupancy
Rental income
$480/night · 58% occ.
$101,749
Running costs (20%)
Utilities, cleaning, maintenance
-$20,350
Income tax (10%)
Indonesian rental income tax
-$28,490
Property tax
Annual property tax
-$6,848
Net income
1.2% ROI
$46,062

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$3,913,043
IMT (transfer tax, investment schedule)$293,478
Imposto de Selo (stamp duty)$31,304
Notary & registration$1,359
Legal / due diligence$58,696
Total acquisition costs$384,837
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$4,353,641

Gross yield (asking)

2.6%

True gross yield (all-in)

2.3%

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.

$15.7M$11.8M$7.9M$3.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.6M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.4M
+22%
Rental Income
+$225K
Total Position
$4.6M
+28%
5.0%/yr
Year 10
Capital Value
$5.3M
+48%
Rental Income
+$486K
Total Position
$5.8M
+62%
4.9%/yr
Year 20
Capital Value
$7.9M
+119%
Rental Income
+$1.1M
Total Position
$9.0M
+151%
4.7%/yr
Year 30
Capital Value
$11.7M
+224%
Rental Income
+$2.0M
Total Position
$13.7M
+280%
4.6%/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
Weak
1.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$441 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
831 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $441 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 831 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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

38% occ.
1.0%
$3,323/mo
48% occ.
1.3%
$4,344/mo
58% occ.
1.6%
$5,365/mo
current
68% occ.
2.0%
$6,386/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.