Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos
Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos — image 2Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos — image 3Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos — image 4Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos — image 5
Grade B+villamid-range

Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€320,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

52%

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: €30,452/yr
Average Daily Rate: €160
Payback Period: 13.1 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 65.2 / 100
Comparable Properties: 87
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.

€366,290

+14.5% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 50 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,750
(€1,500–€4,000)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€366,290

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.3%

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: 1
Bathrooms: 2
Building: 50 m²
Land: 24 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled kitchen backsplashwicker pendant lightcobblestone street entrance

Score Breakdown

ROI
19.5
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
1.02
Rental Demand
5.23
Payback Speed
3
STR Suitability
3

Description

Renovated house, consisting of living room/kitchen, 1 bathroom, and a bedroom in suite. (2 bathrooms). Located within the walls, in the heart of the beautiful city of Lagos, close to Batata and Pinhão beaches and a few minutes drive from D. Ana Beach and Lagos Marina. The house has all the conditions for those who n

Location

📍 37.1043°N, 8.6749°W

· Lagos, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Largo da Porta do Postigo, 25, Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 6.4% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$88K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,857/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
15.6 yr
Rental only

Property details

Year built: 2007
Energy: Exempt
Condition: good

Description

Renovated house, consisting of living room/kitchen, 1 bathroom, and a bedroom in suite. (2 bathrooms). Located within the walls, in the heart of the beautiful city of Lagos, close to Batata and Pinhão beaches and a few minutes drive from D. Ana Beach and Lagos Marina. The house has all the conditions for those who n

Income Breakdown

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Nightly Rate (ADR)
$231/night
50% ($106)Brixfox estimate($231/night)200% ($425)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$22,279
Airbnb data$231/night · 52% occupancy
Rental income
$231/night · 52% occ.
$44,015
Running costs (20%)
Utilities, cleaning, maintenance
-$8,803
Income tax (10%)
Indonesian rental income tax
-$12,324
Property tax
Annual property tax
-$609
Net income
6.4% ROI
$22,279

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,989
($1,630–$4,348)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$395,967

Gross yield (asking)

12.7%

True gross yield (all-in)

11.1%

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.

$2.3M$1.7M$1.2M$579K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 13: 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
$389K
+22%
Rental Income
+$109K
Total Position
$498K
+56%
9.3%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$235K
Total Position
$709K
+121%
8.3%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$551K
Total Position
$1.3M
+291%
7.1%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$975K
Total Position
$2.0M
+529%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$212 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
24 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $212 — 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 52% — 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

32% occ.
5.3%
$1,534/mo
42% occ.
7.0%
$2,026/mo
52% occ.
8.7%
$2,517/mo
current
62% occ.
10.4%
$3,008/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.