House in Avenida Cristovāo Colombo, Porto de Mós, Lagos
House in Avenida Cristovāo Colombo, Porto de Mós, Lagos — image 2House in Avenida Cristovāo Colombo, Porto de Mós, Lagos — image 3House in Avenida Cristovāo Colombo, Porto de Mós, Lagos — image 4House in Avenida Cristovāo Colombo, Porto de Mós, Lagos — image 5
Grade B+villamid-range

House in Avenida Cristovāo Colombo, Porto de Mós, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

61%

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: €90,798/yr
Average Daily Rate: €408
Payback Period: 20.0 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 70 / 100
Comparable Properties: 14
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.9M

+31.6% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation (est. €900/m² × 308 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€277,200
(€215,600–€338,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

6.3%

True gross yield (all-in)

4.8%

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: 4
Bathrooms: 5
Building: 308 m²
Land: 1681 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2003
Energy Certificate: Not indicated
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofsbrick accentstower element

Score Breakdown

ROI
15.48
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.09
Payback Speed
2
STR Suitability
3

Description

T4 House for Renovation with approved project for a T4 house with swimming pool, garage and garden, set on a plot of 1,681m2, located in Porto de Mós, Lagos. With a privileged location 5 minutes from the beach, near Hospital Lusíadas, German School of the Algarve, Lagos center and 1 hour from Faro airport. Possibility

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on KInvest Consultoria →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Avenida Cristovāo Colombo, Porto de Mós, Lagos

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

Grade B+ investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$401K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$5,455/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
24.1 yr
Rental only

Property details

Year built: 2003
Energy: Not indicated
Condition: needs-renovation

Description

T4 House for Renovation with approved project for a T4 house with swimming pool, garage and garden, set on a plot of 1,681m2, located in Porto de Mós, Lagos. With a privileged location 5 minutes from the beach, near Hospital Lusíadas, German School of the Algarve, Lagos center and 1 hour from Faro airport. Possibility

Income Breakdown

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Nightly Rate (ADR)
$590/night
50% ($271)Brixfox estimate($590/night)200% ($1086)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$65,458
Airbnb data$590/night · 61% occupancy
Rental income
$590/night · 61% occ.
$131,185
Running costs (20%)
Utilities, cleaning, maintenance
-$26,237
Income tax (10%)
Indonesian rental income tax
-$36,732
Property tax
Annual property tax
-$2,758
Net income
4.2% ROI
$65,458

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$301,304
($234,348–$368,261)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$2,071,848

Gross yield (asking)

8.3%

True gross yield (all-in)

6.3%

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.

$8.7M$6.5M$4.4M$2.2M$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 19: 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
$1.8M
+22%
Rental Income
+$320K
Total Position
$2.1M
+44%
7.5%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$690K
Total Position
$2.8M
+96%
6.9%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$1.6M
Total Position
$4.8M
+231%
6.2%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$2.9M
Total Position
$7.6M
+422%
5.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$543 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
1681 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $543 — 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 4.2% 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

41% occ.
3.7%
$4,909/mo
51% occ.
4.7%
$6,166/mo
61% occ.
5.7%
$7,423/mo
current
71% occ.
6.6%
$8,679/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.