Detached house in Rua do Caracol, Centro, Lagos
Detached house in Rua do Caracol, Centro, Lagos — image 2Detached house in Rua do Caracol, Centro, Lagos — image 3Detached house in Rua do Caracol, Centro, Lagos — image 4Detached house in Rua do Caracol, Centro, Lagos — image 5
Grade Avillamid-range

Detached house in Rua do Caracol, Centro, Lagos

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

67%

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: €148,829/yr
Average Daily Rate: €611
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 9.0 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 79.1 / 100
Comparable Properties: 10
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+14.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 198 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,890
(€5,940–€15,840)
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)€1.3M

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.3%

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: 4
Building: 198 m²
Land: 187 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracepergola with natural shadepanoramic city views

Score Breakdown

ROI
24.47
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
4.25
Rental Demand
7.14
Payback Speed
4
STR Suitability
3

Description

This unique 4 bedroom villa with private swimming pool and roof terrace is situated in the heart of Lagos historic centre. Rich in character, this beautiful villa offers a rare opportunity to own one of Lagos’ most unique properties. Located within the city walls of Lagos, in a tranquil position just a few minutes wal

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua do Caracol, Centro, Lagos

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
198 m²
Land Plot
187 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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%
+$318K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$9,785/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
10.6 yr
Rental only

Property details

Year built: 2004
Energy: D
Condition: good

Description

This unique 4 bedroom villa with private swimming pool and roof terrace is situated in the heart of Lagos historic centre. Rich in character, this beautiful villa offers a rare opportunity to own one of Lagos’ most unique properties. Located within the city walls of Lagos, in a tranquil position just a few minutes wal

Income Breakdown

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Nightly Rate (ADR)
$883/night
50% ($406)Brixfox estimate($883/night)200% ($1624)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$117,416
Airbnb data$883/night · 71% occupancy
Rental income
$883/night · 71% occ.
$230,008
Running costs (20%)
Utilities, cleaning, maintenance
-$46,002
Income tax (10%)
Indonesian rental income tax
-$64,402
Property tax
Annual property tax
-$2,188
Net income
9.4% ROI
$117,416

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,837
($6,457–$17,217)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$1,424,337

Gross yield (asking)

18.4%

True gross yield (all-in)

16.1%

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.

$10.2M$7.6M$5.1M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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
$1.4M
+22%
Rental Income
+$574K
Total Position
$2.0M
+72%
11.4%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$1.2M
Total Position
$2.9M
+156%
9.8%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.9M
Total Position
$5.4M
+372%
8.1%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$5.1M
Total Position
$8.9M
+671%
7.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$812 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
187 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $812 — 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 187 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

51% occ.
9.1%
$9,476/mo
61% occ.
10.9%
$11,355/mo
71% occ.
12.7%
$13,235/mo
current
81% occ.
14.5%
$15,114/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.