House in Rua Bartolomeu Dias, Porto de Mós, Lagos
Grade C+villa

House in Rua Bartolomeu Dias, Porto de Mós, Lagos

Lagos · Western Algarve ·

€4.0M

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €60,884/yr
Average Daily Rate: €353
Payback Period: 80.2 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.4M
Brixfox Score: 53.9 / 100
Comparable Properties: 32
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.

€4.5M

+12.7% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€298,500
IS — Stamp duty (0.8%)€31,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,700
Total acquisition costs€391,290
Renovation (est. €200/m² × 403 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€80,600
(€40,300–€120,900)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€4.5M

Gross yield (asking price)

1.5%

True gross yield (all-in)

1.4%

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
Building: 403 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.81
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.73
Payback Speed
0
STR Suitability
3

Description

Set on the peaceful edge of the sought-after Porto de Mós residential area, this modern and stylish villa offers the perfect balance of tranquility and convenience—just a short walk from the beach and close to all amenities.Designed to embody contemporary luxury living, the property sits on a private, south-facing plot

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Rua Bartolomeu Dias, Porto de Mós, Lagos

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

Grade C+ investment — short-term rental yields 0.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.1M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$3,254/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Description

Set on the peaceful edge of the sought-after Porto de Mós residential area, this modern and stylish villa offers the perfect balance of tranquility and convenience—just a short walk from the beach and close to all amenities.Designed to embody contemporary luxury living, the property sits on a private, south-facing plot

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$519/night
50% ($239)Brixfox estimate($519/night)200% ($956)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$39,050
Airbnb data$519/night · 47% occupancy
Rental income
$519/night · 47% occ.
$89,655
Running costs (20%)
Utilities, cleaning, maintenance
-$17,931
Income tax (10%)
Indonesian rental income tax
-$25,104
Property tax
Annual property tax
-$7,571
Net income
0.9% ROI
$39,050

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$4,326,087
IMT (transfer tax, investment schedule)$324,457
Imposto de Selo (stamp duty)$34,609
Notary & registration$1,359
Legal / due diligence$64,891
Total acquisition costs$425,315
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$87,609
($43,804–$131,413)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$4,871,837

Gross yield (asking)

2.1%

True gross yield (all-in)

1.8%

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.

$16.8M$12.6M$8.4M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.0M
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.8M
+22%
Rental Income
+$191K
Total Position
$5.0M
+26%
4.8%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$412K
Total Position
$6.3M
+58%
4.7%/yr
Year 20
Capital Value
$8.7M
+119%
Rental Income
+$965K
Total Position
$9.7M
+143%
4.5%/yr
Year 30
Capital Value
$12.9M
+224%
Rental Income
+$1.7M
Total Position
$14.6M
+267%
4.4%/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
Weak
0.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$478 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $478 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.9% is below the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
0.7%
$2,686/mo
40% occ.
1.1%
$3,792/mo
47% occ.
1.3%
$4,599/mo
current
57% occ.
1.6%
$5,705/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.