Detached house in Centro, Lagos
Detached house in Centro, Lagos — image 2Detached house in Centro, Lagos — image 3Detached house in Centro, Lagos — image 4Detached house in Centro, Lagos — image 5
Grade Avilla

Detached house in Centro, Lagos

Lagos · Western Algarve ·

€700,000

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

13.3%

True Gross Yield

62%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €110,131/yr
Average Daily Rate: €483
Payback Period: 8.0 years
5-yr Capital Value: €919,790
10-yr Capital Value: €1.1M
Brixfox Score: 77.9 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€829,100

+18.4% over asking

Asking price€700,000
IMT — Property transfer tax (investment schedule)€42,000
IS — Stamp duty (0.8%)€5,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,500
Total acquisition costs€59,350
Renovation (est. €200/m² × 161 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€32,200
(€16,100–€48,300)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€829,100

Gross yield (asking price)

15.7%

True gross yield (all-in)

13.3%

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: 161 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.22
Rental Demand
6.25
Payback Speed
5
STR Suitability
3

Description

Located on a quiet street in the historic center of Lagos, we present this renovated villa that preserves the charm of its traditional architecture. With four bedrooms, a kitchen, a wonderful internal patio, and a terrace that invites moments of relaxation and leisure, this house offers all the amenities for a family

Location

📍 37.1012°N, 8.6769°W

· Lagos, Algarve, Portugal

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

Detached house in Centro, Lagos

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
161 m²
Land Plot
0 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%
+$193K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.7%
$6,782/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

Description

Located on a quiet street in the historic center of Lagos, we present this renovated villa that preserves the charm of its traditional architecture. With four bedrooms, a kitchen, a wonderful internal patio, and a terrace that invites moments of relaxation and leisure, this house offers all the amenities for a family

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$697/night
50% ($321)Brixfox estimate($697/night)200% ($1283)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$81,381
Airbnb data$697/night · 62% occupancy
Rental income
$697/night · 62% occ.
$159,062
Running costs (20%)
Utilities, cleaning, maintenance
-$31,812
Income tax (10%)
Indonesian rental income tax
-$44,537
Property tax
Annual property tax
-$1,332
Net income
10.7% ROI
$81,381

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$760,870
IMT (transfer tax, investment schedule)$45,652
Imposto de Selo (stamp duty)$6,087
Notary & registration$1,359
Legal / due diligence$11,413
Total acquisition costs$64,511
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$35,000
($17,500–$52,500)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$899,022

Gross yield (asking)

20.9%

True gross yield (all-in)

17.7%

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.

$6.7M$5.0M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $700K
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
$852K
+22%
Rental Income
+$397K
Total Position
$1.2M
+78%
12.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$858K
Total Position
$1.9M
+171%
10.5%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$2.0M
Total Position
$3.5M
+407%
8.4%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$3.6M
Total Position
$5.8M
+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
Good
62% average occupancy
Nightly Rate
Strong
$642 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

High rental yield at 10.7% — outperforms most villas in this market
Premium nightly rate of $642 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
9.8%
$6,198/mo
52% occ.
12.1%
$7,683/mo
62% occ.
14.5%
$9,168/mo
current
72% occ.
16.8%
$10,652/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.