House in Porto de Mós, Lagos Cidade, Lagos
House in Porto de Mós, Lagos Cidade, Lagos — image 2House in Porto de Mós, Lagos Cidade, Lagos — image 3House in Porto de Mós, Lagos Cidade, Lagos — image 4House in Porto de Mós, Lagos Cidade, Lagos — image 5
Grade Avillamid-range

House in Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.4%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €165,424/yr
Average Daily Rate: €832
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 8.6 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 81.6 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€1.3M

+16.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,175
IS — Stamp duty (0.8%)€9,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,235
Total acquisition costs€113,852
Renovation (est. €55/m² × 377 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,735
(€11,310–€30,160)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

14.4%

True gross yield (all-in)

12.4%

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: 6
Bathrooms: 5
Building: 377 m²
Land: 614 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturemultiple balconies and terracesoutdoor BBQ area

Score Breakdown

ROI
24.83
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
10.17
Rental Demand
5.45
Payback Speed
4
STR Suitability
3

Description

A fantastic walled property in a quiet exclusive area of Porto de Mos. The villa covers four floors. Electric gates lead to a double garage with an electric roller door and to the external entrance to the basement apartment. The villa is surrounded by low maintenance mature gardens, a large south facing terrace and a

Location

📍 37.0917°N, 8.6825°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Porto de Mós, Lagos Cidade, Lagos

Inventory
6 Beds
Bathrooms
5 Baths
Built Area
377 m²
Land Plot
614 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$317K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$10,275/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
10.1 yr
Rental only

Property details

Year built: 2009
Energy: B
Condition: good

Description

A fantastic walled property in a quiet exclusive area of Porto de Mos. The villa covers four floors. Electric gates lead to a double garage with an electric roller door and to the external entrance to the basement apartment. The villa is surrounded by low maintenance mature gardens, a large south facing terrace and a

Income Breakdown

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Nightly Rate (ADR)
$1,214/night
50% ($558)Brixfox estimate($1,214/night)200% ($2234)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$123,305
Airbnb data$1,214/night · 54% occupancy
Rental income
$1,214/night · 54% occ.
$241,327
Running costs (20%)
Utilities, cleaning, maintenance
-$48,265
Income tax (10%)
Indonesian rental income tax
-$67,572
Property tax
Annual property tax
-$2,186
Net income
9.9% ROI
$123,305

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$1,248,913
IMT (transfer tax, investment schedule)$93,668
Imposto de Selo (stamp duty)$9,991
Notary & registration$1,359
Legal / due diligence$18,734
Total acquisition costs$123,752
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,538
($12,293–$32,783)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$1,448,192

Gross yield (asking)

19.3%

True gross yield (all-in)

16.7%

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.

$10.5M$7.9M$5.2M$2.6M$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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$602K
Total Position
$2.0M
+74%
11.7%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$1.3M
Total Position
$3.0M
+161%
10.1%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$3.0M
Total Position
$5.6M
+384%
8.2%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$5.4M
Total Position
$9.1M
+694%
7.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1117 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
614 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $1117 — positioned in the top tier
Generous 614 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
8.4%
$8,726/mo
44% occ.
10.9%
$11,310/mo
54% occ.
13.4%
$13,895/mo
current
64% occ.
15.8%
$16,480/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.