Detached house in Porto de Mós, Lagos
Detached house in Porto de Mós, Lagos — image 2Detached house in Porto de Mós, Lagos — image 3Detached house in Porto de Mós, Lagos — image 4Detached house in Porto de Mós, Lagos — image 5
Grade Avillamid-range

Detached house in Porto de Mós, Lagos

Lagos · Western Algarve ·

€780,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

46%

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: €69,124/yr
Average Daily Rate: €410
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 14.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 77.5 / 100
Comparable Properties: 44
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€887,950

+13.8% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 132 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,260
(€3,960–€10,560)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€887,950

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.8%

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: 3
Building: 132 m²
Land: 5364 m²
Style: contemporary
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pool areaprivate terrace with sun loungersmodern interior with bar area

Score Breakdown

ROI
18.69
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.62
Payback Speed
3
STR Suitability
3

Description

Exclusive Villa in Marina de Lagos - 1km from the Beach Discover this unique and luxurious villa, situated within the prestigious Marina de Lagos, just 1 km from the beach. A rare opportunity to live in comfort, elegance and total privacy. Key features: 3 bedrooms, including 1 suite; 3 bathrooms; Large living room.

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on Tons D´Improviso Lda →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Porto de Mós, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
132 m²
Land Plot
5364 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$215K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$4,204/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

Exclusive Villa in Marina de Lagos - 1km from the Beach Discover this unique and luxurious villa, situated within the prestigious Marina de Lagos, just 1 km from the beach. A rare opportunity to live in comfort, elegance and total privacy. Key features: 3 bedrooms, including 1 suite; 3 bathrooms; Large living room.

Income Breakdown

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Nightly Rate (ADR)
$592/night
50% ($272)Brixfox estimate($592/night)200% ($1089)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$50,451
Airbnb data$592/night · 46% occupancy
Rental income
$592/night · 46% occ.
$99,875
Running costs (20%)
Utilities, cleaning, maintenance
-$19,975
Income tax (10%)
Indonesian rental income tax
-$27,965
Property tax
Annual property tax
-$1,484
Net income
6.0% ROI
$50,451

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,891
($4,304–$11,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$962,989

Gross yield (asking)

11.8%

True gross yield (all-in)

10.4%

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: $780K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$246K
Total Position
$1.2M
+53%
8.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$532K
Total Position
$1.7M
+116%
8.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.2M
Total Position
$3.0M
+279%
6.9%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.2M
Total Position
$4.7M
+507%
6.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$545 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
5364 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $545 — positioned in the top tier
Generous 5364 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
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
5.2%
$3,657/mo
40% occ.
7.0%
$4,917/mo
46% occ.
8.1%
$5,702/mo
current
56% occ.
9.9%
$6,963/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.