T2 flat in Porto de Mós, Lagos Cidade, Lagos
T2 flat in Porto de Mós, Lagos Cidade, Lagos — image 2T2 flat in Porto de Mós, Lagos Cidade, Lagos — image 3T2 flat in Porto de Mós, Lagos Cidade, Lagos — image 4T2 flat in Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+apartmentluxury

T2 flat in Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€650,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

63%

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: €48,790/yr
Average Daily Rate: €213
Payback Period: 16.6 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 65 / 100
Comparable Properties: 92
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€747,650

+15.0% 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€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€747,650

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.5%

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: 2
Bathrooms: 2
Building: 164 m²
Style: contemporary
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved building architectureglass balcony railingsmultiple swimming poolsopen-plan living with sea view

Score Breakdown

ROI
17.05
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.28
Rental Demand
6.28
Payback Speed
2
STR Suitability
3

Description

Located on the 1st floor of an elegant luxury residence in the residential area of Porto de Mos, including 2 outdoor swimming pools, flowered gardens, gym and sauna, this magnificent apartment offers a bright living room and a fully equipped modern American kitchen opening onto a large sunny south-west facing terrace w

Location

📍 37.0934°N, 8.6914°W

· Lagos, Algarve, Portugal

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

T2 flat in Porto de Mós, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.6%
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
5.0%
$2,961/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.9 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Located on the 1st floor of an elegant luxury residence in the residential area of Porto de Mos, including 2 outdoor swimming pools, flowered gardens, gym and sauna, this magnificent apartment offers a bright living room and a fully equipped modern American kitchen opening onto a large sunny south-west facing terrace w

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$309/night
50% ($142)Brixfox estimate($309/night)200% ($568)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$35,526
Airbnb data$309/night · 63% occupancy
Rental income
$309/night · 63% occ.
$70,698
Running costs (20%)
Utilities, cleaning, maintenance
-$14,140
Income tax (10%)
Indonesian rental income tax
-$19,795
Property tax
Annual property tax
-$1,236
Net income
5.0% ROI
$35,526

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
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$812,663

Gross yield (asking)

10.0%

True gross yield (all-in)

8.7%

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.

$4.2M$3.2M$2.1M$1.1M$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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$174K
Total Position
$964K
+48%
8.2%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$375K
Total Position
$1.3M
+106%
7.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$878K
Total Position
$2.3M
+254%
6.5%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.6M
Total Position
$3.7M
+464%
5.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.0% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$284 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $284 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
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.
4.6%
$2,707/mo
53% occ.
5.7%
$3,364/mo
63% occ.
6.8%
$4,021/mo
current
73% occ.
7.9%
$4,678/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.