Detached house in Rua do Caracol, Centro, Lagos
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Grade B+villamid-range

Detached house in Rua do Caracol, Centro, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

67%

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: €117,261/yr
Average Daily Rate: €481
Payback Period: 12.4 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 72.3 / 100
Comparable Properties: 5
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€1.5M

+14.4% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation (est. €55/m² × 277 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,235
(€8,310–€22,160)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

8.7%

True gross yield (all-in)

7.6%

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: 5
Bathrooms: 4
Building: 277 m²
Land: 962 m²
Style: portuguese-traditional
Condition: good
Year Built: 2022
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturebalconies with ornate railingslush garden areasproximity to historic town and marina

Score Breakdown

ROI
20.13
Visual Appeal
9
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
7.71
Payback Speed
3
STR Suitability
3

Description

M-700 5-bedroom villa – Rua do Caracol 5-bedroom villa located in the historic center of Lagos, with sea views and views over the city. The ground floor has a large 65m² garage with an automatic gate, bathroom, and storage area. On the first floor is the main entrance to the villa, comprising an entrance hall, a bedroo

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua do Caracol, Centro, Lagos

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
277 m²
Land Plot
962 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.8% 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.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$373K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$8,270/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
14.8 yr
Rental only

Property details

Year built: 2022
Energy: D
Condition: good

Description

M-700 5-bedroom villa – Rua do Caracol 5-bedroom villa located in the historic center of Lagos, with sea views and views over the city. The ground floor has a large 65m² garage with an automatic gate, bathroom, and storage area. On the first floor is the main entrance to the villa, comprising an entrance hall, a bedroo

Income Breakdown

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Nightly Rate (ADR)
$695/night
50% ($320)Brixfox estimate($695/night)200% ($1280)
Occupancy
77%
10%Brixfox estimate(77%)100%

Short-Term Rental

Yearly income
$99,236
Airbnb data$695/night · 77% occupancy
Rental income
$695/night · 77% occ.
$195,777
Running costs (20%)
Utilities, cleaning, maintenance
-$39,155
Income tax (10%)
Indonesian rental income tax
-$54,818
Property tax
Annual property tax
-$2,568
Net income
6.8% ROI
$99,236

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,560
($9,033–$24,087)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,676,288

Gross yield (asking)

13.3%

True gross yield (all-in)

11.7%

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.

$10.0M$7.5M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 13: 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
$1.6M
+22%
Rental Income
+$485K
Total Position
$2.1M
+58%
9.5%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.0M
Total Position
$3.0M
+126%
8.5%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.5M
Total Position
$5.4M
+301%
7.2%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$4.3M
Total Position
$8.7M
+546%
6.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.8% annual return
Occupancy
Strong
77% average occupancy
Nightly Rate
Strong
$640 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
962 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 77% — consistent booking demand
Premium nightly rate of $640 — positioned in the top tier
Generous 962 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

57% occ.
6.7%
$8,244/mo
67% occ.
8.0%
$9,725/mo
77% occ.
9.2%
$11,206/mo
current
87% occ.
10.4%
$12,686/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.