T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos
T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos — image 2T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos — image 3T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos — image 4T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€650,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

63%

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: €80,461/yr
Average Daily Rate: €352
Payback Period: 10.1 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 73.5 / 100
Comparable Properties: 31
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€745,850

+14.7% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €55/m² × 190 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,450
(€5,700–€15,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€745,850

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.8%

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: 3
Bathrooms: 2
Building: 190 m²
Style: contemporary
Condition: good
Year Built: 2009
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

feature wall with jellyfish patternorange accent wall in kitchenlarge L-shaped sofaround coffee table with decorative stones

Score Breakdown

ROI
23.05
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.8
Rental Demand
6.26
Payback Speed
4
STR Suitability
3

Description

3-Bedroom Apartment with 190m² | Porto de Mós | Private Terrace | Swimming Pool | 2 Parking Spaces 3-bedroom apartment with 190m², built in 2009, located on Estrada de Porto de Mós, in one of the most established and valued residential areas of Lagos. Situated in a private condominium with a swimming pool and garden,

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on Million Group →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Estrada de Porto de Mós, Porto de Mós, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$180K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$4,940/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
11.9 yr
Rental only

Property details

Year built: 2009
Energy: A
Condition: good

Description

3-Bedroom Apartment with 190m² | Porto de Mós | Private Terrace | Swimming Pool | 2 Parking Spaces 3-bedroom apartment with 190m², built in 2009, located on Estrada de Porto de Mós, in one of the most established and valued residential areas of Lagos. Situated in a private condominium with a swimming pool and garden,

Income Breakdown

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Nightly Rate (ADR)
$509/night
50% ($234)Brixfox estimate($509/night)200% ($937)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$59,279
Airbnb data$509/night · 63% occupancy
Rental income
$509/night · 63% occ.
$116,376
Running costs (20%)
Utilities, cleaning, maintenance
-$23,275
Income tax (10%)
Indonesian rental income tax
-$32,585
Property tax
Annual property tax
-$1,236
Net income
8.4% ROI
$59,279

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,359
($6,196–$16,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$810,707

Gross yield (asking)

16.5%

True gross yield (all-in)

14.4%

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.

$5.4M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$290K
Total Position
$1.1M
+66%
10.7%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$625K
Total Position
$1.6M
+144%
9.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.5M
Total Position
$2.9M
+345%
7.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.6M
Total Position
$4.7M
+624%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$469 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $469 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

43% occ.
7.7%
$4,517/mo
53% occ.
9.5%
$5,601/mo
63% occ.
11.4%
$6,686/mo
current
73% occ.
13.2%
$7,770/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.