House in Cerro das Mós - Parque do Moínho - São João, Lagos
House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 2House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 3House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 4House in Cerro das Mós - Parque do Moínho - São João, Lagos — image 5
Grade Avillamid-range

House in Cerro das Mós - Parque do Moínho - São João, Lagos

Lagos · Western Algarve ·

€750,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.3%

True Gross Yield

52%

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: €97,618/yr
Average Daily Rate: €513
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 9.6 years
5-yr Capital Value: €985,489
10-yr Capital Value: €1.2M
Brixfox Score: 82.3 / 100
Comparable Properties: 16
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€863,450

+15.1% over asking

Asking price€750,000
IMT — Property transfer tax (investment schedule)€45,000
IS — Stamp duty (0.8%)€6,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,250
Total acquisition costs€63,500
Renovation (est. €55/m² × 180 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,900
(€5,400–€14,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€863,450

Gross yield (asking price)

13.0%

True gross yield (all-in)

11.3%

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: 4
Building: 180 m²
Land: 428 m²
Style: portuguese-traditional
Condition: good
Year Built: 2010
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pool with wooden deckbalconies on upper floortraditional Portuguese architectural elements

Score Breakdown

ROI
23.82
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
10.02
Rental Demand
5.22
Payback Speed
4
STR Suitability
3

Description

4 Bedroom Villa with Heated Pool, Sun Exposure to the South Lagos, Algarve Located in a quiet residential area of Lagos, this villa benefits from excellent proximity to supermarkets, restaurants, schools, hospital and various essential services, allowing you to enjoy convenience on a daily basis without giving up tran

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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Lagos / Western Algarve

House in Cerro das Mós - Parque do Moínho - São João, Lagos

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
180 m²
Land Plot
428 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.8% net return annually.

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The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$207K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$5,993/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
11.3 yr
Rental only

Property details

Year built: 2010
Energy: A
Condition: good

Description

4 Bedroom Villa with Heated Pool, Sun Exposure to the South Lagos, Algarve Located in a quiet residential area of Lagos, this villa benefits from excellent proximity to supermarkets, restaurants, schools, hospital and various essential services, allowing you to enjoy convenience on a daily basis without giving up tran

Income Breakdown

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Nightly Rate (ADR)
$741/night
50% ($341)Brixfox estimate($741/night)200% ($1363)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$71,916
Airbnb data$741/night · 52% occupancy
Rental income
$741/night · 52% occ.
$141,043
Running costs (20%)
Utilities, cleaning, maintenance
-$28,209
Income tax (10%)
Indonesian rental income tax
-$39,492
Property tax
Annual property tax
-$1,427
Net income
8.8% ROI
$71,916

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$815,217
IMT (transfer tax, investment schedule)$48,913
Imposto de Selo (stamp duty)$6,522
Notary & registration$1,359
Legal / due diligence$12,228
Total acquisition costs$69,022
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,761
($5,870–$15,652)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$936,359

Gross yield (asking)

17.3%

True gross yield (all-in)

15.1%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $750K
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 10: 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
$912K
+22%
Rental Income
+$351K
Total Position
$1.3M
+69%
11.0%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$758K
Total Position
$1.9M
+149%
9.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.8M
Total Position
$3.4M
+356%
7.9%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$3.1M
Total Position
$5.6M
+644%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$682 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
428 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $682 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

32% occ.
7.3%
$4,953/mo
42% occ.
9.6%
$6,531/mo
52% occ.
11.9%
$8,109/mo
current
62% occ.
14.3%
$9,686/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.