Terraced house in Centro, Lagos Cidade, Lagos
Terraced house in Centro, Lagos Cidade, Lagos — image 2Terraced house in Centro, Lagos Cidade, Lagos — image 3Terraced house in Centro, Lagos Cidade, Lagos — image 4Terraced house in Centro, Lagos Cidade, Lagos — image 5
Grade B+villamid-range

Terraced house in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€545,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

49%

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: €39,223/yr
Average Daily Rate: €220
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 17.4 years
5-yr Capital Value: €716,122
10-yr Capital Value: €871,272
Brixfox Score: 67 / 100
Comparable Properties: 93
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€623,280

+14.4% over asking

Asking price€545,000
IMT — Property transfer tax (investment schedule)€31,430
IS — Stamp duty (0.8%)€4,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,175
Total acquisition costs€45,215
Renovation (est. €55/m² × 113 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,215
(€3,390–€9,040)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€623,280

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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: 2
Bathrooms: 2
Building: 113 m²
Style: portuguese-traditional
Condition: good
Year Built: 1969
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

waterfront locationtraditional tiled floorsbalcony with river viewcharming exterior

Score Breakdown

ROI
16.65
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
4.26
Rental Demand
4.88
Payback Speed
2
STR Suitability
3

Description

Prime Investment Opportunity in the Historic Centre of Lagos Situated in the heart of Lagos’ charming Old Town, this well-located property presents a compelling opportunity for investors or those seeking a versatile pied-à-terre with proven rental performance. The building comprises two independent T1 apartments, each

Location

📍 37.1020°N, 8.6729°W

· Lagos, Algarve, Portugal

View on Engel & Völkers Lagos →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house in Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$151K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$2,372/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.8 yr
Rental only

Property details

Year built: 1969
Energy: D
Condition: good

Description

Prime Investment Opportunity in the Historic Centre of Lagos Situated in the heart of Lagos’ charming Old Town, this well-located property presents a compelling opportunity for investors or those seeking a versatile pied-à-terre with proven rental performance. The building comprises two independent T1 apartments, each

Income Breakdown

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Nightly Rate (ADR)
$318/night
50% ($146)Brixfox estimate($318/night)200% ($586)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$28,466
Airbnb data$318/night · 49% occupancy
Rental income
$318/night · 49% occ.
$56,736
Running costs (20%)
Utilities, cleaning, maintenance
-$11,347
Income tax (10%)
Indonesian rental income tax
-$15,886
Property tax
Annual property tax
-$1,037
Net income
4.8% ROI
$28,466

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$592,391
IMT (transfer tax, investment schedule)$34,163
Imposto de Selo (stamp duty)$4,739
Notary & registration$1,359
Legal / due diligence$8,886
Total acquisition costs$49,147
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,755
($3,685–$9,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$675,304

Gross yield (asking)

9.6%

True gross yield (all-in)

8.4%

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.

$3.5M$2.6M$1.7M$866K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $545K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$663K
+22%
Rental Income
+$139K
Total Position
$802K
+47%
8.0%/yr
Year 10
Capital Value
$807K
+48%
Rental Income
+$300K
Total Position
$1.1M
+103%
7.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$704K
Total Position
$1.9M
+248%
6.4%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.2M
Total Position
$3.0M
+453%
5.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$293 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

Premium nightly rate of $293 — 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 4.8% is near 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.
3.9%
$1,948/mo
40% occ.
5.3%
$2,626/mo
49% occ.
6.5%
$3,223/mo
current
59% occ.
7.9%
$3,901/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.