House in Centro, Lagos Cidade, Lagos
House in Centro, Lagos Cidade, Lagos — image 2House in Centro, Lagos Cidade, Lagos — image 3House in Centro, Lagos Cidade, Lagos — image 4House in Centro, Lagos Cidade, Lagos — image 5
Grade B+villamid-range

House in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€480,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

11.0%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €60,893/yr
Average Daily Rate: €307
Payback Period: 9.6 years
5-yr Capital Value: €630,713
10-yr Capital Value: €767,359
Brixfox Score: 69.7 / 100
Comparable Properties: 65
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€555,945

+15.8% over asking

Asking price€480,000
IMT — Property transfer tax (investment schedule)€26,230
IS — Stamp duty (0.8%)€3,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,200
Total acquisition costs€38,520
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€555,945

Gross yield (asking price)

12.7%

True gross yield (all-in)

11.0%

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: 1
Building: 95 m²
Land: 1 m²
Style: contemporary
Condition: good
Year Built: 1900
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral staircase to upper terracesea view balconyopen-plan living/dining

Score Breakdown

ROI
23.82
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
0.03
Rental Demand
5.43
Payback Speed
4
STR Suitability
3

Description

Nestled within the sought-after Salema Beach Village, this beautifully presented three-bedroom townhouse offers  sea views and a turnkey lifestyle in one of the Algarve’s most charming coastal settings. Fully furnished and set within a meticulously managed resort, the property combines comfort, style, and convenience.

Location

📍 37.1019°N, 8.6732°W

· Lagos, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Centro, Lagos Cidade, Lagos

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
95 m²
Land Plot
1 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$133K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$3,836/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Property details

Year built: 1900
Energy: Not indicated
Condition: good

Description

Nestled within the sought-after Salema Beach Village, this beautifully presented three-bedroom townhouse offers  sea views and a turnkey lifestyle in one of the Algarve’s most charming coastal settings. Fully furnished and set within a meticulously managed resort, the property combines comfort, style, and convenience.

Income Breakdown

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Nightly Rate (ADR)
$456/night
50% ($210)Brixfox estimate($456/night)200% ($838)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$46,030
Airbnb data$456/night · 54% occupancy
Rental income
$456/night · 54% occ.
$90,275
Running costs (20%)
Utilities, cleaning, maintenance
-$18,055
Income tax (10%)
Indonesian rental income tax
-$25,277
Property tax
Annual property tax
-$913
Net income
8.8% ROI
$46,030

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$521,739
IMT (transfer tax, investment schedule)$28,511
Imposto de Selo (stamp duty)$4,174
Notary & registration$1,359
Legal / due diligence$7,826
Total acquisition costs$41,870
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$602,114

Gross yield (asking)

17.3%

True gross yield (all-in)

15.0%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $480K
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 10: 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
$584K
+22%
Rental Income
+$225K
Total Position
$809K
+69%
11.0%/yr
Year 10
Capital Value
$711K
+48%
Rental Income
+$485K
Total Position
$1.2M
+149%
9.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.1M
Total Position
$2.2M
+356%
7.9%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$2.0M
Total Position
$3.6M
+644%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$419 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
1 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $419 — 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 54% — 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

34% occ.
7.5%
$3,250/mo
44% occ.
9.7%
$4,220/mo
54% occ.
11.9%
$5,190/mo
current
64% occ.
14.2%
$6,160/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.