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 Bvillamid-range

House in Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.8M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

62%

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: €77,409/yr
Average Daily Rate: €344
Payback Period: 28.3 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.9M
Brixfox Score: 64.6 / 100
Comparable Properties: 40
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)

4.3%

True gross yield (all-in)

3.8%

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
12
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.17
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

📍 37.0863°N, 8.6799°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 Cidade, 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 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
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
+8.4%
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
2.9%
$4,688/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
34.8 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

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Nightly Rate (ADR)
$510/night
50% ($234)Brixfox estimate($510/night)200% ($938)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$56,255
Airbnb data$510/night · 62% occupancy
Rental income
$510/night · 62% occ.
$114,766
Running costs (20%)
Utilities, cleaning, maintenance
-$22,953
Income tax (10%)
Indonesian rental income tax
-$32,135
Property tax
Annual property tax
-$3,424
Net income
2.9% ROI
$56,255

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)

5.9%

True gross yield (all-in)

5.2%

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.

$9.5M$7.2M$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 25: 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
+$275K
Total Position
$2.5M
+37%
6.5%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$593K
Total Position
$3.3M
+81%
6.1%/yr
Year 20
Capital Value
$3.9M
+119%
Rental Income
+$1.4M
Total Position
$5.3M
+196%
5.6%/yr
Year 30
Capital Value
$5.8M
+224%
Rental Income
+$2.5M
Total Position
$8.3M
+361%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$469 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 $469 — 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 2.9% is below the market average — model your cashflow carefully

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

42% occ.
2.6%
$4,239/mo
52% occ.
3.3%
$5,324/mo
62% occ.
3.9%
$6,409/mo
current
72% occ.
4.6%
$7,495/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.