T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos
T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos — image 2T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos — image 3T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos — image 4T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€620,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.6%

True Gross Yield

61%

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: €74,849/yr
Average Daily Rate: €338
Payback Period: 10.3 years
5-yr Capital Value: €814,671
10-yr Capital Value: €991,172
Brixfox Score: 71.8 / 100
Comparable Properties: 43
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€703,140

+13.4% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation€0 — move-in ready
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)€703,140

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.6%

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: 132 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spacious balcony with dining areaopen-plan living and dining areamodern white and brown color scheme

Score Breakdown

ROI
22.69
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.64
Rental Demand
6.07
Payback Speed
4
STR Suitability
3

Description

Nestled near the award winning beach at Porto de Mós, this stunning 3 bedroom, 2 bathroom apartment is a true gem in the real estate market. With a spacious area of 131.82 m2, this property boasts luxurious features that will make you fall in love at first sight. As you step inside, you'll be greeted by a beautifully

Location

📍 37.0873°N, 8.6862°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T3 flat, Belmar Spa & Beach Resort, B1a, Nn, Porto de Mós, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.2% net return annually.

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The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$171K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$4,602/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
12.2 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

Nestled near the award winning beach at Porto de Mós, this stunning 3 bedroom, 2 bathroom apartment is a true gem in the real estate market. With a spacious area of 131.82 m2, this property boasts luxurious features that will make you fall in love at first sight. As you step inside, you'll be greeted by a beautifully

Income Breakdown

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Nightly Rate (ADR)
$490/night
50% ($225)Brixfox estimate($490/night)200% ($901)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$55,219
Airbnb data$490/night · 61% occupancy
Rental income
$490/night · 61% occ.
$108,458
Running costs (20%)
Utilities, cleaning, maintenance
-$21,692
Income tax (10%)
Indonesian rental income tax
-$30,368
Property tax
Annual property tax
-$1,179
Net income
8.2% ROI
$55,219

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$673,913
IMT (transfer tax, investment schedule)$40,685
Imposto de Selo (stamp duty)$5,391
Notary & registration$1,359
Legal / due diligence$10,109
Total acquisition costs$57,543
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$764,283

Gross yield (asking)

16.1%

True gross yield (all-in)

14.2%

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.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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
$754K
+22%
Rental Income
+$270K
Total Position
$1.0M
+65%
10.6%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$582K
Total Position
$1.5M
+142%
9.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.4M
Total Position
$2.7M
+339%
7.7%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$2.4M
Total Position
$4.4M
+614%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$451 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 8.2% — outperforms most villas in this market
Premium nightly rate of $451 — 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

41% occ.
7.4%
$4,143/mo
51% occ.
9.2%
$5,186/mo
61% occ.
11.1%
$6,228/mo
current
71% occ.
12.9%
$7,271/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.