Terraced house in Centro, Lagos
Terraced house in Centro, Lagos — image 2Terraced house in Centro, Lagos — image 3Terraced house in Centro, Lagos — image 4Terraced house in Centro, Lagos — image 5
Grade B+villamid-range

Terraced house in Centro, Lagos

Lagos · Western Algarve ·

€450,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

62%

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: €47,035/yr
Average Daily Rate: €208
Payback Period: 12.5 years
5-yr Capital Value: €617,573
10-yr Capital Value: €751,372
Brixfox Score: 70.6 / 100
Comparable Properties: 93
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€520,035

+15.6% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 141 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,755
(€4,230–€11,280)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€520,035

Gross yield (asking price)

10.4%

True gross yield (all-in)

9.0%

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: 2
Building: 141 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracefeature wall in living area

Score Breakdown

ROI
20.1
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.82
Rental Demand
6.19
Payback Speed
3
STR Suitability
3

Description

We present this charming 141 m² townhouse, located in the heart of the historic city of Lagos, spread over three floors and ideal for those seeking comfort, centrality, and strong rental potential. On the ground floor, there is a welcoming living room, a fully equipped kitchen, a guest bathroom, and a practical storage

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Terraced house in Centro, Lagos

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

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$124K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$2,874/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Energy: E
Condition: good

Description

We present this charming 141 m² townhouse, located in the heart of the historic city of Lagos, spread over three floors and ideal for those seeking comfort, centrality, and strong rental potential. On the ground floor, there is a welcoming living room, a fully equipped kitchen, a guest bathroom, and a practical storage

Income Breakdown

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Nightly Rate (ADR)
$301/night
50% ($138)Brixfox estimate($301/night)200% ($553)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$34,483
Airbnb data$301/night · 62% occupancy
Rental income
$301/night · 62% occ.
$67,959
Running costs (20%)
Utilities, cleaning, maintenance
-$13,592
Income tax (10%)
Indonesian rental income tax
-$19,028
Property tax
Annual property tax
-$856
Net income
7.0% ROI
$34,483

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,429
($4,598–$12,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$563,082

Gross yield (asking)

13.9%

True gross yield (all-in)

12.1%

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.

$3.4M$2.6M$1.7M$854K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$168K
Total Position
$716K
+59%
9.7%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$364K
Total Position
$1.0M
+129%
8.6%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$852K
Total Position
$1.8M
+309%
7.3%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.5M
Total Position
$3.0M
+560%
6.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$277 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $277 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
6.4%
$2,613/mo
52% occ.
8.0%
$3,253/mo
62% occ.
9.6%
$3,893/mo
current
72% occ.
11.1%
$4,533/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.