House in Centro, Lagos
House in Centro, Lagos — image 2House in Centro, Lagos — image 3House in Centro, Lagos — image 4House in Centro, Lagos — image 5
Grade C+villabudget

House in Centro, Lagos

Lagos · Western Algarve ·

€970,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

38%

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: €42,534/yr
Average Daily Rate: €305
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 28.5 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 50 / 100
Comparable Properties: 9
Data Confidence: 69%
Search Radius: 3 km

True Investment Cost

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

€1.3M

+30.5% over asking

Asking price€970,000
IMT — Property transfer tax (investment schedule)€58,200
IS — Stamp duty (0.8%)€7,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,550
Total acquisition costs€81,760
Renovation (est. €900/m² × 210 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€189,000
(€147,000–€231,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.4%

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: 4
Bathrooms: 2
Building: 210 m²
Land: 81 m²
Style: dated
Condition: needs-renovation
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

hand-painted wall muraltiled hallway

Score Breakdown

ROI
11.98
Visual Appeal
6
Ownership Security
13
Location
10.44
Land & Space
1.81
Rental Demand
3.82
Payback Speed
0
STR Suitability
3

Description

4 bedroom villa in the heart of the historic center of Lagos. Excellent location where you can enjoy all the services that the beautiful city of Lagos offers, and just 5 minutes from the marina and beaches. Come and discover this charming semi-detached house in Lagos, with traditional features and with 3 commercial

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Zonas Mágicas →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Centro, Lagos

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
210 m²
Land Plot
81 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$268K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$2,509/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.0 yr
Rental only

Property details

Energy: In process
Condition: needs-renovation

Description

4 bedroom villa in the heart of the historic center of Lagos. Excellent location where you can enjoy all the services that the beautiful city of Lagos offers, and just 5 minutes from the marina and beaches. Come and discover this charming semi-detached house in Lagos, with traditional features and with 3 commercial

Income Breakdown

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Nightly Rate (ADR)
$440/night
50% ($203)Brixfox estimate($440/night)200% ($810)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$30,111
Airbnb data$440/night · 38% occupancy
Rental income
$440/night · 38% occ.
$61,453
Running costs (20%)
Utilities, cleaning, maintenance
-$12,291
Income tax (10%)
Indonesian rental income tax
-$17,207
Property tax
Annual property tax
-$1,845
Net income
2.9% ROI
$30,111

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$1,054,348
IMT (transfer tax, investment schedule)$63,261
Imposto de Selo (stamp duty)$8,435
Notary & registration$1,359
Legal / due diligence$15,815
Total acquisition costs$88,870
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$205,435
($159,783–$251,087)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$1,374,250

Gross yield (asking)

5.8%

True gross yield (all-in)

4.5%

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$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $970K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$147K
Total Position
$1.3M
+37%
6.5%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$318K
Total Position
$1.8M
+81%
6.1%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$744K
Total Position
$2.9M
+196%
5.6%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.3M
Total Position
$4.5M
+360%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$405 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
81 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $405 — 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 2.9% 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.
3.0%
$2,659/mo
40% occ.
4.1%
$3,597/mo
38% occ.
3.9%
$3,431/mo
current
48% occ.
5.0%
$4,369/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.