House in Cerro das Mós - Parque do Moínho - São João, Lagos
House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 2House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 3House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 4House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 5
Grade Avillabudget

House in Cerro das Mós - Parque do Moínho - São João, Lagos

Lagos · Western Algarve ·

€475,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

55%

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: €65,451/yr
Average Daily Rate: €327
Payback Period: 9.1 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 80 / 100
Comparable Properties: 67
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€624,305

+31.4% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €900/m² × 99 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€89,100
(€69,300–€108,900)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€624,305

Gross yield (asking price)

13.8%

True gross yield (all-in)

10.5%

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: 3
Bathrooms: 2
Building: 99 m²
Land: 355 m²
Style: dated
Condition: needs-renovation
Year Built: 1982
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

enclosed-balconypaved-courtyard

Score Breakdown

ROI
24.44
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
9.68
Rental Demand
5.49
Payback Speed
4
STR Suitability
3

Description

Ref. M117 LAGOS - MOINHO DO AZEITE Unique Opportunity: 3 Bedroom Villa with Large Outdoor Space and Modernization Potential - Lagos We present a 3 bedroom villa located in Lagos, in a very quiet residential area with easy access to a wide range of essential services. This property stands out for its large plot, offe

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

House in Cerro das Mós - Parque do Moínho - São João, Lagos

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
99 m²
Land Plot
355 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$131K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$4,023/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Property details

Year built: 1982
Energy: D
Condition: needs-renovation

Description

Ref. M117 LAGOS - MOINHO DO AZEITE Unique Opportunity: 3 Bedroom Villa with Large Outdoor Space and Modernization Potential - Lagos We present a 3 bedroom villa located in Lagos, in a very quiet residential area with easy access to a wide range of essential services. This property stands out for its large plot, offe

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$472/night
50% ($217)Brixfox estimate($472/night)200% ($869)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$48,271
Airbnb data$472/night · 55% occupancy
Rental income
$472/night · 55% occ.
$94,566
Running costs (20%)
Utilities, cleaning, maintenance
-$18,913
Income tax (10%)
Indonesian rental income tax
-$26,479
Property tax
Annual property tax
-$904
Net income
9.3% ROI
$48,271

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$96,848
($75,326–$118,370)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$676,418

Gross yield (asking)

18.3%

True gross yield (all-in)

14.0%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$236K
Total Position
$814K
+71%
11.4%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$509K
Total Position
$1.2M
+155%
9.8%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.2M
Total Position
$2.2M
+370%
8.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.1M
Total Position
$3.7M
+669%
7.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$434 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Good
355 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $434 — 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 55% — 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

35% occ.
8.0%
$3,431/mo
45% occ.
10.3%
$4,436/mo
55% occ.
12.6%
$5,441/mo
current
65% occ.
15.0%
$6,446/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.