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

House in Centro, Lagos

Lagos · Western Algarve ·

€450,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

60%

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: €41,579/yr
Average Daily Rate: €191
Payback Period: 14.1 years
5-yr Capital Value: €617,573
10-yr Capital Value: €751,372
Brixfox Score: 68.9 / 100
Comparable Properties: 93
Data Confidence: 99%
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)

9.2%

True gross yield (all-in)

8.0%

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: contemporary
Condition: good
Year Built: 2005
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private terraceopen-plan living/dining

Score Breakdown

ROI
18.67
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.82
Rental Demand
5.98
Payback Speed
3
STR Suitability
3

Description

Ref. M107 LAGOS - HISTORIC CENTER Located in the heart of the historic center of Lagos, we present this fantastic 2 bedroom townhouse, built in 2005, with a total area of 141 m². The villa consists of a large living room with pantry and access to a fully equipped kitchen and a full bathroom on the ground floor, on t

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Local Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

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 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.7%
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
6.2%
$2,532/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
16.1 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Ref. M107 LAGOS - HISTORIC CENTER Located in the heart of the historic center of Lagos, we present this fantastic 2 bedroom townhouse, built in 2005, with a total area of 141 m². The villa consists of a large living room with pantry and access to a fully equipped kitchen and a full bathroom on the ground floor, on t

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$275/night
50% ($127)Brixfox estimate($275/night)200% ($507)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$30,384
Airbnb data$275/night · 60% occupancy
Rental income
$275/night · 60% occ.
$60,076
Running costs (20%)
Utilities, cleaning, maintenance
-$12,015
Income tax (10%)
Indonesian rental income tax
-$16,821
Property tax
Annual property tax
-$856
Net income
6.2% ROI
$30,384

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)

12.3%

True gross yield (all-in)

10.7%

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.

$3.2M$2.4M$1.6M$802K$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 14: 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
+$148K
Total Position
$696K
+55%
9.1%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$320K
Total Position
$987K
+119%
8.2%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$751K
Total Position
$1.7M
+286%
7.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+520%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$253 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $253 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 60% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
5.5%
$2,260/mo
50% occ.
7.0%
$2,847/mo
60% occ.
8.4%
$3,433/mo
current
70% occ.
9.9%
$4,020/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.