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 ·

€1.1M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €63,223/yr
Average Daily Rate: €384
+9.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 21.4 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 65.3 / 100
Comparable Properties: 46
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+40.5% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€65,400
IS — Stamp duty (0.8%)€8,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,350
Total acquisition costs€91,720
Renovation (est. €900/m² × 350 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€315,000
(€245,000–€385,000)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

5.8%

True gross yield (all-in)

4.1%

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: 3
Bathrooms: 4
Building: 350 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2004
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large plotmultiple terracestraditional Algarve architecture

Score Breakdown

ROI
14.96
Visual Appeal
6.4
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.51
Payback Speed
1
STR Suitability
3

Description

Nestled on a vast plot of 3,400m² in the prestigious Atalaia area of Lagos, this impressive property offers a variety of opportunities for visionary investors and entrepreneurs. Located just minutes from Boavista Golf Course, the stunning Porto de Mós beach, and the lively center of Lagos, this location combines exclus

Location

📍 37.0992°N, 8.6755°W

· Lagos, Algarve, Portugal

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

House in Centro, Lagos Cidade, Lagos

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
350 m²
Land Plot
3400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$301K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$3,811/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.9 yr
Rental only

Property details

Year built: 2004
Energy: D
Condition: needs-renovation

Description

Nestled on a vast plot of 3,400m² in the prestigious Atalaia area of Lagos, this impressive property offers a variety of opportunities for visionary investors and entrepreneurs. Located just minutes from Boavista Golf Course, the stunning Porto de Mós beach, and the lively center of Lagos, this location combines exclus

Income Breakdown

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Nightly Rate (ADR)
$558/night
50% ($257)Brixfox estimate($558/night)200% ($1027)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$45,732
Airbnb data$558/night · 45% occupancy
Rental income
$558/night · 45% occ.
$91,934
Running costs (20%)
Utilities, cleaning, maintenance
-$18,387
Income tax (10%)
Indonesian rental income tax
-$25,741
Property tax
Annual property tax
-$2,073
Net income
3.9% ROI
$45,732

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$1,184,783
IMT (transfer tax, investment schedule)$71,087
Imposto de Selo (stamp duty)$9,478
Notary & registration$1,359
Legal / due diligence$17,772
Total acquisition costs$99,696
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$342,391
($266,304–$418,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,662,413

Gross yield (asking)

7.8%

True gross yield (all-in)

5.5%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$223K
Total Position
$1.5M
+42%
7.3%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$482K
Total Position
$2.1M
+92%
6.8%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$1.1M
Total Position
$3.5M
+223%
6.0%/yr
Year 30
Capital Value
$3.5M
+224%
Rental Income
+$2.0M
Total Position
$5.5M
+408%
5.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$513 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $513 — positioned in the top tier
Generous 3400 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
Yield of 3.9% is near 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.
3.4%
$3,392/mo
40% occ.
4.6%
$4,580/mo
45% occ.
5.3%
$5,190/mo
current
55% occ.
6.5%
$6,378/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.