Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos
Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos — image 2Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos — image 3Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos — image 4Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos — image 5
Grade C+villabudget

Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€465,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

48%

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: €25,086/yr
Average Daily Rate: €143
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 23.1 years
5-yr Capital Value: €611,003
10-yr Capital Value: €743,379
Brixfox Score: 52.8 / 100
Comparable Properties: 93
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€593,725

+27.7% over asking

Asking price€465,000
IMT — Property transfer tax (investment schedule)€25,030
IS — Stamp duty (0.8%)€3,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,975
Total acquisition costs€36,975
Renovation (est. €900/m² × 81 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€72,900
(€56,700–€89,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€593,725

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.2%

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: 2
Bathrooms: 3
Building: 81 m²
Land: 54 m²
Style: dated
Condition: needs-renovation
Year Built: 1977
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.45
Visual Appeal
4.4
Ownership Security
13
Location
10.44
Land & Space
1.75
Rental Demand
4.8
Payback Speed
1
STR Suitability
3

Description

Located at one of the busiest entrances to the historic center of Lagos, by the iconic Porta da Piedade, this property is a unique opportunity for those seeking an investment with strong potential in one of the Algarve’s most vibrant cities. The townhouse is spread over three floors: Top floor: two bedrooms and a ful

Location

📍 37.0975°N, 8.6715°W

· Lagos, Algarve, Portugal

View on ERA Almancil →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Rua Bombeiros Voluntários de Lagos, 22, Centro, Lagos Cidade, Lagos

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

Grade C+ investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$128K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,505/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
28.0 yr
Rental only

Property details

Year built: 1977
Energy: E
Condition: needs-renovation

Description

Located at one of the busiest entrances to the historic center of Lagos, by the iconic Porta da Piedade, this property is a unique opportunity for those seeking an investment with strong potential in one of the Algarve’s most vibrant cities. The townhouse is spread over three floors: Top floor: two bedrooms and a ful

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$208/night
50% ($96)Brixfox estimate($208/night)200% ($383)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$18,059
Airbnb data$208/night · 48% occupancy
Rental income
$208/night · 48% occ.
$36,429
Running costs (20%)
Utilities, cleaning, maintenance
-$7,286
Income tax (10%)
Indonesian rental income tax
-$10,200
Property tax
Annual property tax
-$885
Net income
3.6% ROI
$18,059

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$505,435
IMT (transfer tax, investment schedule)$27,207
Imposto de Selo (stamp duty)$4,043
Notary & registration$1,359
Legal / due diligence$7,582
Total acquisition costs$40,190
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$79,239
($61,630–$96,848)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$643,179

Gross yield (asking)

7.2%

True gross yield (all-in)

5.7%

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.

$2.6M$2.0M$1.3M$661K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $465K
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 21: 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
$566K
+22%
Rental Income
+$88K
Total Position
$654K
+41%
7.1%/yr
Year 10
Capital Value
$688K
+48%
Rental Income
+$190K
Total Position
$879K
+89%
6.6%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$446K
Total Position
$1.5M
+215%
5.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$790K
Total Position
$2.3M
+394%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$191 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
54 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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.
3.0%
$1,255/mo
40% occ.
4.0%
$1,698/mo
48% occ.
4.9%
$2,051/mo
current
58% occ.
5.9%
$2,494/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.