House in Porto de Mós, Lagos
House in Porto de Mós, Lagos — image 2House in Porto de Mós, Lagos — image 3House in Porto de Mós, Lagos — image 4House in Porto de Mós, Lagos — image 5
Grade B+villamid-range

House in Porto de Mós, Lagos

Lagos · Western Algarve ·

€1.8M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

50%

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: €82,731/yr
Average Daily Rate: €457
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 27.2 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 68.4 / 100
Comparable Properties: 23
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€2.0M

+12.3% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€135,000
IS — Stamp duty (0.8%)€14,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,000
Total acquisition costs€177,650
Renovation (est. €55/m² × 165 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,075
(€4,950–€13,200)
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)€2.0M

Gross yield (asking price)

4.6%

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: 2
Building: 165 m²
Land: 1003 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront locationprivate swimming poolsterraced gardens

Score Breakdown

ROI
13.44
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.96
Payback Speed
0
STR Suitability
3

Description

Discover this charming villa in Lagos, set in an exceptional and highly sought after location just moments from the iconic Ponta da Piedade and within a short walk of the picturesque Praia do Canavial. This is a rare opportunity to own a home in one of the Algarve’s most scenic and desirable coastal enclaves. The prop

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

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

House in Porto de Mós, Lagos

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
165 m²
Land Plot
1003 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$497K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$4,895/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
33.3 yr
Rental only

Property details

Year built: 1985
Energy: D
Condition: good

Description

Discover this charming villa in Lagos, set in an exceptional and highly sought after location just moments from the iconic Ponta da Piedade and within a short walk of the picturesque Praia do Canavial. This is a rare opportunity to own a home in one of the Algarve’s most scenic and desirable coastal enclaves. The prop

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$661/night
50% ($304)Brixfox estimate($661/night)200% ($1216)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$58,736
Airbnb data$661/night · 50% occupancy
Rental income
$661/night · 50% occ.
$119,539
Running costs (20%)
Utilities, cleaning, maintenance
-$23,908
Income tax (10%)
Indonesian rental income tax
-$33,471
Property tax
Annual property tax
-$3,424
Net income
3.0% ROI
$58,736

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$1,956,522
IMT (transfer tax, investment schedule)$146,739
Imposto de Selo (stamp duty)$15,652
Notary & registration$1,359
Legal / due diligence$29,348
Total acquisition costs$193,098
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,864
($5,380–$14,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$2,195,027

Gross yield (asking)

6.1%

True gross yield (all-in)

5.4%

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.

$9.7M$7.3M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.2M
+22%
Rental Income
+$287K
Total Position
$2.5M
+38%
6.6%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$619K
Total Position
$3.3M
+82%
6.2%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.5M
Total Position
$5.4M
+200%
5.6%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$2.6M
Total Position
$8.4M
+367%
5.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$608 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1003 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $608 — positioned in the top tier
Generous 1003 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 3.0% 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.
2.4%
$3,935/mo
40% occ.
3.3%
$5,341/mo
50% occ.
4.1%
$6,687/mo
current
60% occ.
5.0%
$8,094/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.