House in Porto de Mós, Lagos Cidade, Lagos
House in Porto de Mós, Lagos Cidade, Lagos — image 2House in Porto de Mós, Lagos Cidade, Lagos — image 3House in Porto de Mós, Lagos Cidade, Lagos — image 4House in Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+villabudget

House in Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€2.9M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €142,745/yr
Average Daily Rate: €588
Payback Period: 22.7 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.6M
Brixfox Score: 65.1 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€3.8M

+29.5% 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. €900/m² × 600 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€540,000
(€420,000–€660,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€3.8M

Gross yield (asking price)

4.9%

True gross yield (all-in)

3.8%

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: 5
Bathrooms: 5
Building: 600 m²
Land: 1681 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

grand exterior staircasecolumned entrance

Score Breakdown

ROI
14.54
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
11.74
Rental Demand
7.37
Payback Speed
1
STR Suitability
3

Description

Excellent opportunity. This House T5, located in the quiet area of Porto de Mós. With a Brutal view, this Villa needs to be finished. It is currently sold as it is. Very spacious, with a huge garage. Magic Zones and their agents are available to assist in the acquisition of this magnificent property! Mark y

Location

📍 37.0865°N, 8.6854°W

· Lagos, Algarve, Portugal

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

House in Porto de Mós, Lagos Cidade, Lagos

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
600 m²
Land Plot
1681 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.1%
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
3.6%
$9,520/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.6 yr
Rental only

Property details

Energy: Not indicated
Condition: needs-renovation

Description

Excellent opportunity. This House T5, located in the quiet area of Porto de Mós. With a Brutal view, this Villa needs to be finished. It is currently sold as it is. Very spacious, with a huge garage. Magic Zones and their agents are available to assist in the acquisition of this magnificent property! Mark y

Income Breakdown

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Nightly Rate (ADR)
$856/night
50% ($394)Brixfox estimate($856/night)200% ($1576)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$114,239
Airbnb data$856/night · 74% occupancy
Rental income
$856/night · 74% occ.
$230,299
Running costs (20%)
Utilities, cleaning, maintenance
-$46,060
Income tax (10%)
Indonesian rental income tax
-$64,484
Property tax
Annual property tax
-$5,516
Net income
3.6% ROI
$114,239

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 (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$586,957
($456,522–$717,391)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$4,078,641

Gross yield (asking)

7.3%

True gross yield (all-in)

5.6%

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.

$16.6M$12.4M$8.3M$4.1M$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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$558K
Total Position
$4.1M
+41%
7.1%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$1.2M
Total Position
$5.5M
+90%
6.6%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$2.8M
Total Position
$9.2M
+216%
5.9%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$5.0M
Total Position
$14.4M
+397%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$788 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
1681 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $788 — positioned in the top tier
Generous 1681 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

54% occ.
3.6%
$9,328/mo
64% occ.
4.2%
$11,151/mo
74% occ.
4.9%
$12,975/mo
current
84% occ.
5.6%
$14,798/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.