Detached house in Centro, Lagos
Detached house in Centro, Lagos — image 2Detached house in Centro, Lagos — image 3Detached house in Centro, Lagos — image 4Detached house in Centro, Lagos — image 5
Grade Bvillaluxury

Detached house in Centro, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

54%

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: €62,147/yr
Average Daily Rate: €317
Payback Period: 30.0 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 64.9 / 100
Comparable Properties: 66
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.5% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 4
Building: 250 m²
Land: 620 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracescurved balcony designintegrated fireplace feature wallrooftop jacuzzi

Score Breakdown

ROI
11.74
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
11.31
Rental Demand
5.37
Payback Speed
0
STR Suitability
3

Description

Modern Villa under construction, located in a quiet residential area, just a few minutes from the center of Lagos, supermarkets, restaurants and all the amenities. The property will be spread over 2 levels plus a basement. The ground floor will consist of a modern open plan fully equipped kitchen to the living/dining r

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Detached house in Centro, Lagos

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
250 m²
Land Plot
620 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$412K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$3,655/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.9 yr
Rental only

Property details

Year built: 2023
Energy: A+
Condition: new-build

Description

Modern Villa under construction, located in a quiet residential area, just a few minutes from the center of Lagos, supermarkets, restaurants and all the amenities. The property will be spread over 2 levels plus a basement. The ground floor will consist of a modern open plan fully equipped kitchen to the living/dining r

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$458/night
50% ($211)Brixfox estimate($458/night)200% ($843)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$43,858
Airbnb data$458/night · 54% occupancy
Rental income
$458/night · 54% occ.
$89,793
Running costs (20%)
Utilities, cleaning, maintenance
-$17,959
Income tax (10%)
Indonesian rental income tax
-$25,142
Property tax
Annual property tax
-$2,834
Net income
2.7% ROI
$43,858

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$1,619,565
IMT (transfer tax, investment schedule)$121,467
Imposto de Selo (stamp duty)$12,957
Notary & registration$1,359
Legal / due diligence$24,293
Total acquisition costs$160,076
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,835,402

Gross yield (asking)

5.5%

True gross yield (all-in)

4.9%

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.

$7.8M$5.8M$3.9M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$214K
Total Position
$2.0M
+36%
6.3%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$463K
Total Position
$2.7M
+79%
6.0%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.1M
Total Position
$4.3M
+192%
5.5%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$1.9M
Total Position
$6.8M
+353%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$421 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
620 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $421 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 620 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below 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

34% occ.
2.3%
$3,052/mo
44% occ.
3.0%
$4,027/mo
54% occ.
3.7%
$5,002/mo
current
64% occ.
4.4%
$5,977/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.