Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos
Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 2Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 3Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 4Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 5
Grade B+villaluxury

Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos

Lagos · Western Algarve ·

€4.0M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

62%

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: €145,443/yr
Average Daily Rate: €644
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 34.2 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.4M
Brixfox Score: 69.4 / 100
Comparable Properties: 7
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€4.4M

+11.4% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€298,500
IS — Stamp duty (0.8%)€31,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,700
Total acquisition costs€391,290
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€4.4M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.3%

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: 404 m²
Land: 1530 m²
Style: modern
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral staircaselarge glass windowswater feature with potted plantsmodern facade

Score Breakdown

ROI
11.16
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.19
Payback Speed
0
STR Suitability
3

Description

Luxury Villa with Sea View | Port of Mós - Lagos Magnificent luxury villa located in one of the most exclusive areas of Lagos, just minutes from Porto de Mós Beach, with stunning sea views and total privacy. Inserted in a plot of 1,530 m², this property stands out for its modern architecture, generous areas and high qu

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
404 m²
Land Plot
1530 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.1M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$8,475/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
42.5 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

Luxury Villa with Sea View | Port of Mós - Lagos Magnificent luxury villa located in one of the most exclusive areas of Lagos, just minutes from Porto de Mós Beach, with stunning sea views and total privacy. Inserted in a plot of 1,530 m², this property stands out for its modern architecture, generous areas and high qu

Income Breakdown

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Nightly Rate (ADR)
$930/night
50% ($428)Brixfox estimate($930/night)200% ($1711)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$101,704
Airbnb data$930/night · 62% occupancy
Rental income
$930/night · 62% occ.
$210,143
Running costs (20%)
Utilities, cleaning, maintenance
-$42,029
Income tax (10%)
Indonesian rental income tax
-$58,840
Property tax
Annual property tax
-$7,571
Net income
2.4% ROI
$101,704

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$4,326,087
IMT (transfer tax, investment schedule)$324,457
Imposto de Selo (stamp duty)$34,609
Notary & registration$1,359
Legal / due diligence$64,891
Total acquisition costs$425,315
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$4,816,783

Gross yield (asking)

4.9%

True gross yield (all-in)

4.4%

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.

$20.0M$15.0M$10.0M$5.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.0M
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 28: 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
$4.8M
+22%
Rental Income
+$497K
Total Position
$5.3M
+34%
6.1%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$1.1M
Total Position
$7.0M
+75%
5.8%/yr
Year 20
Capital Value
$8.7M
+119%
Rental Income
+$2.5M
Total Position
$11.2M
+182%
5.3%/yr
Year 30
Capital Value
$12.9M
+224%
Rental Income
+$4.5M
Total Position
$17.4M
+336%
5.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$856 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1530 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $856 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1530 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% is below the market average — model your cashflow carefully

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

42% occ.
2.1%
$7,666/mo
52% occ.
2.7%
$9,647/mo
62% occ.
3.2%
$11,627/mo
current
72% occ.
3.8%
$13,607/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.