Terraced house in Centro, Lagos Cidade, Lagos
Terraced house in Centro, Lagos Cidade, Lagos — image 2Terraced house in Centro, Lagos Cidade, Lagos — image 3Terraced house in Centro, Lagos Cidade, Lagos — image 4Terraced house in Centro, Lagos Cidade, Lagos — image 5
Grade Avillamid-range

Terraced house in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 54% confidence).

8.8%

True Net Yield (Owner, all-in)

6.1%

True Net Yield (Managed, all-in)

13.5%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €199,940/yr
Average Daily Rate: €1011
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 8.0 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 78.1 / 100
Comparable Properties: 1
Data Confidence: 54%
Search Radius: 15 km

True Investment Cost

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

€1.5M

+16.1% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€95,625
IS — Stamp duty (0.8%)€10,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,125
Total acquisition costs€126,200
Renovation (est. €55/m² × 357 m²)
Light touch-ups — paint, fixtures, deep clean.		€19,635
(€10,710–€28,560)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€58,950
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

15.7%

True gross yield (all-in)

13.5%

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: 8
Bathrooms: 5
Building: 357 m²
Land: 146 m²
Style: portuguese-traditional
Condition: good
Year Built: 1979
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with sea viewglass railing on terracetraditional tiled kitchen with modern updates

Score Breakdown

ROI
25
Visual Appeal
13.4
Ownership Security
13
Location
10.44
Land & Space
2.88
Rental Demand
5.42
Payback Speed
5
STR Suitability
3

Description

Guest House in the Historic Center of Lagos - Excellent Investment Opportunity Discover this charming Guest House located in the heart of Lagos' Historic Center, in a quiet and privileged area, away from bar districts and nightlife, offering guests a calm, welcoming, and relaxing atmosphere. Spread across three floor

Location

📍 37.1006°N, 8.6736°W

· Lagos, Algarve, Portugal

View on ERA Lagos →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Centro, Lagos Cidade, Lagos

Inventory
8 Beds
Bathrooms
5 Baths
Built Area
357 m²
Land Plot
146 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.7% 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
+16.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$352K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$12,352/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.3 yr
Rental only

Property details

Year built: 1979
Energy: D
Condition: good

Description

Guest House in the Historic Center of Lagos - Excellent Investment Opportunity Discover this charming Guest House located in the heart of Lagos' Historic Center, in a quiet and privileged area, away from bar districts and nightlife, offering guests a calm, welcoming, and relaxing atmosphere. Spread across three floor

Income Breakdown

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Nightly Rate (ADR)
$1,465/night
50% ($674)Brixfox estimate($1,465/night)200% ($2696)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$148,228
Airbnb data$1,465/night · 54% occupancy
Rental income
$1,465/night · 54% occ.
$289,717
Running costs (20%)
Utilities, cleaning, maintenance
-$57,943
Income tax (10%)
Indonesian rental income tax
-$81,121
Property tax
Annual property tax
-$2,425
Net income
10.7% ROI
$148,228

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$1,385,870
IMT (transfer tax, investment schedule)$103,940
Imposto de Selo (stamp duty)$11,087
Notary & registration$1,359
Legal / due diligence$20,788
Total acquisition costs$137,174
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,342
($11,641–$31,043)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$61,902
All-in investment$1,606,288

Gross yield (asking)

20.9%

True gross yield (all-in)

18.0%

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.

$12.2M$9.2M$6.1M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 9: 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
$1.6M
+22%
Rental Income
+$724K
Total Position
$2.3M
+78%
12.3%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$1.6M
Total Position
$3.5M
+171%
10.5%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$3.7M
Total Position
$6.5M
+407%
8.4%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$6.5M
Total Position
$10.6M
+733%
7.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1348 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
146 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.7% — outperforms most villas in this market
Premium nightly rate of $1348 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
9.1%
$10,460/mo
44% occ.
11.8%
$13,579/mo
54% occ.
14.5%
$16,698/mo
current
64% occ.
17.2%
$19,817/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.