T3 flat in Porto de Mós, Lagos Cidade, Lagos
T3 flat in Porto de Mós, Lagos Cidade, Lagos — image 2T3 flat in Porto de Mós, Lagos Cidade, Lagos — image 3T3 flat in Porto de Mós, Lagos Cidade, Lagos — image 4T3 flat in Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T3 flat in Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€595,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €73,821/yr
Average Daily Rate: €332
Payback Period: 10.1 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 72.2 / 100
Comparable Properties: 33
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€685,215

+15.2% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 130 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,150
(€3,900–€10,400)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€685,215

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.8%

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: 130 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areaprivate balcony/terrace access from living roommodern pellet stove

Score Breakdown

ROI
23.08
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.6
Rental Demand
6.09
Payback Speed
4
STR Suitability
3

Description

Prime Location in Porto de Mós, Lagos Situated in the prestigious Porto de Mós Urbanisation in Lagos, this elegant 3-bedroom apartment offers a perfect blend of convenience, tranquility, and luxury. Just a few hundred metres from the stunning Porto de Mós Beach, residents can enjoy golden sands and breathtaking coasta

Location

📍 37.0872°N, 8.6924°W

· Lagos, Algarve, Portugal

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

T3 flat in Porto de Mós, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$164K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$4,535/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
11.9 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Prime Location in Porto de Mós, Lagos Situated in the prestigious Porto de Mós Urbanisation in Lagos, this elegant 3-bedroom apartment offers a perfect blend of convenience, tranquility, and luxury. Just a few hundred metres from the stunning Porto de Mós Beach, residents can enjoy golden sands and breathtaking coasta

Income Breakdown

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Nightly Rate (ADR)
$481/night
50% ($221)Brixfox estimate($481/night)200% ($885)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$54,421
Airbnb data$481/night · 61% occupancy
Rental income
$481/night · 61% occ.
$106,833
Running costs (20%)
Utilities, cleaning, maintenance
-$21,367
Income tax (10%)
Indonesian rental income tax
-$29,913
Property tax
Annual property tax
-$1,132
Net income
8.4% ROI
$54,421

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,772
($4,239–$11,304)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$744,799

Gross yield (asking)

16.5%

True gross yield (all-in)

14.3%

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.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$266K
Total Position
$990K
+66%
10.7%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$574K
Total Position
$1.5M
+144%
9.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.3M
Total Position
$2.6M
+345%
7.8%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.4M
Total Position
$4.3M
+625%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$442 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $442 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

41% occ.
7.6%
$4,090/mo
51% occ.
9.5%
$5,114/mo
61% occ.
11.4%
$6,138/mo
current
71% occ.
13.3%
$7,161/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.