House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos
House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos — image 2House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos — image 3House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos — image 4House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos — image 5
Grade Avillamid-range

House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos

Lagos · Western Algarve ·

€980,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

59%

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: €89,700/yr
Average Daily Rate: €416
Payback Period: 13.7 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 76.1 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.3% over asking

Asking price€980,000
IMT — Property transfer tax (investment schedule)€58,800
IS — Stamp duty (0.8%)€7,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,700
Total acquisition costs€82,590
Renovation (est. €55/m² × 191 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,505
(€5,730–€15,280)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.1%

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: 2
Building: 191 m²
Land: 535 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewaybalcony with ornate railingcovered outdoor walkway

Score Breakdown

ROI
19.06
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
11.73
Rental Demand
5.91
Payback Speed
3
STR Suitability
3

Description

3 bedroom villa with sea views, located in one of the most prestigious areas of Lagos, just a 10-minute walk from Praia da Dona Ana and Praia do Camilo. Set on a plot of 535 m² and with a gross construction area of 191 m², this property comprises a two-storey main house (ground floor and 1st floor) and two independent

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on SW Places →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Rua da Costa D'Oiro, Praia Dona Ana, Lagos

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
191 m²
Land Plot
535 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$271K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$5,461/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
16.3 yr
Rental only

Property details

Energy: D
Condition: good

Description

3 bedroom villa with sea views, located in one of the most prestigious areas of Lagos, just a 10-minute walk from Praia da Dona Ana and Praia do Camilo. Set on a plot of 535 m² and with a gross construction area of 191 m², this property comprises a two-storey main house (ground floor and 1st floor) and two independent

Income Breakdown

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Nightly Rate (ADR)
$601/night
50% ($277)Brixfox estimate($601/night)200% ($1106)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$65,530
Airbnb data$601/night · 59% occupancy
Rental income
$601/night · 59% occ.
$129,604
Running costs (20%)
Utilities, cleaning, maintenance
-$25,921
Income tax (10%)
Indonesian rental income tax
-$36,289
Property tax
Annual property tax
-$1,864
Net income
6.2% ROI
$65,530

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$1,065,217
IMT (transfer tax, investment schedule)$63,913
Imposto de Selo (stamp duty)$8,522
Notary & registration$1,359
Legal / due diligence$15,978
Total acquisition costs$89,772
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,418
($6,228–$16,609)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,205,049

Gross yield (asking)

12.2%

True gross yield (all-in)

10.8%

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.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $980K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$320K
Total Position
$1.5M
+54%
9.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$691K
Total Position
$2.1M
+119%
8.1%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.6M
Total Position
$3.8M
+284%
7.0%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.9M
Total Position
$6.0M
+517%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
535 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $553 — positioned in the top tier
Generous 535 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
5.5%
$4,845/mo
49% occ.
6.9%
$6,125/mo
59% occ.
8.3%
$7,405/mo
current
69% occ.
9.8%
$8,685/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.