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

House in Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€2.9M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 56% confidence).

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

67%

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: €235,965/yr
Average Daily Rate: €970
Payback Period: 15.0 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.6M
Brixfox Score: 72.7 / 100
Comparable Properties: 2
Data Confidence: 56%
Search Radius: 10 km

True Investment Cost

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

€3.3M

+12.4% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€217,500
IS — Stamp duty (0.8%)€23,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,500
Total acquisition costs€285,450
Renovation (est. €55/m² × 255 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,025
(€7,650–€20,400)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€58,950
All-in investment (incl. renovation & furnishing)€3.3M

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.2%

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: 8
Bathrooms: 7
Building: 255 m²
Land: 400 m²
Style: contemporary
Condition: good
Year Built: 1982
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with sea viewmodern bathroom fixturescanopy bed

Score Breakdown

ROI
18.01
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
8.49
Rental Demand
6.79
Payback Speed
3
STR Suitability
3

Description

Situated on the first line of Meia Praia, this spectacular villa offers panoramic views of the sea and the Bay of Lagos. The vibrant historic centre is just a 5-minute drive away, as are the marina and other amenities. The property is currently being operated as a guest house, but could easily be converted into a spa

Location

📍 37.1132°N, 8.6772°W

· Lagos, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Marina de Lagos, Lagos Cidade, Lagos

Inventory
8 Beds
Bathrooms
7 Baths
Built Area
255 m²
Land Plot
400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+11.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$801K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.6%
$14,631/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.0 yr
Rental only

Property details

Year built: 1982
Energy: C
Condition: good

Description

Situated on the first line of Meia Praia, this spectacular villa offers panoramic views of the sea and the Bay of Lagos. The vibrant historic centre is just a 5-minute drive away, as are the marina and other amenities. The property is currently being operated as a guest house, but could easily be converted into a spa

Income Breakdown

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Nightly Rate (ADR)
$1,405/night
50% ($646)Brixfox estimate($1,405/night)200% ($2584)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$175,569
Airbnb data$1,405/night · 68% occupancy
Rental income
$1,405/night · 68% occ.
$348,240
Running costs (20%)
Utilities, cleaning, maintenance
-$69,648
Income tax (10%)
Indonesian rental income tax
-$97,507
Property tax
Annual property tax
-$5,516
Net income
5.6% ROI
$175,569

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$3,152,174
IMT (transfer tax, investment schedule)$236,413
Imposto de Selo (stamp duty)$25,217
Notary & registration$1,359
Legal / due diligence$47,283
Total acquisition costs$310,272
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,245
($8,315–$22,174)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$61,902
All-in investment$3,539,592

Gross yield (asking)

11.0%

True gross yield (all-in)

9.8%

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.

$19.7M$14.7M$9.8M$4.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.9M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$858K
Total Position
$4.4M
+51%
8.6%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$1.9M
Total Position
$6.1M
+112%
7.8%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$4.3M
Total Position
$10.7M
+269%
6.7%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$7.7M
Total Position
$17.1M
+489%
6.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.6% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$1292 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1292 — positioned in the top tier
Freehold ownership — maximum long-term security

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

48% occ.
5.3%
$13,873/mo
58% occ.
6.4%
$16,864/mo
68% occ.
7.6%
$19,854/mo
current
78% occ.
8.7%
$22,845/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.