Detached house in Cerro das Mós - Parque do Moínho - São João, Lagos
Detached house in Cerro das Mós - Parque do Moínho - São João, Lagos — image 2Detached house in Cerro das Mós - Parque do Moínho - São João, Lagos — image 3Detached house in Cerro das Mós - Parque do Moínho - São João, Lagos — image 4Detached house in Cerro das Mós - Parque do Moínho - São João, Lagos — image 5
Grade B+villaluxury

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

Lagos · Western Algarve ·

€1.8M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

41%

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: €116,649/yr
Average Daily Rate: €787
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.8 years
5-yr Capital Value: €2.3M
10-yr Capital Value: €2.8M
Brixfox Score: 73.4 / 100
Comparable Properties: 13
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€2.0M

+13.4% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.0M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 277 m²
Land: 554 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturelarge format sliding glass doorsintegrated kitchen lightingmodern kitchen island

Score Breakdown

ROI
15.99
Visual Appeal
14.2
Ownership Security
13
Location
10.44
Land & Space
10.67
Rental Demand
4.06
Payback Speed
2
STR Suitability
3

Description

Luxury detached villa, brand new, located in one of the most prestigious and peaceful areas of Lagos. With contemporary architecture and a unique design, this 3-storey property (basement, ground floor, and first floor) offers 277 m² of gross area (209 m² usable). Main Features Bedrooms: 4 spacious bedrooms, all with hi

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Mimosaproperties - Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

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

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
277 m²
Land Plot
554 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$483K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$7,026/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
22.6 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Luxury detached villa, brand new, located in one of the most prestigious and peaceful areas of Lagos. With contemporary architecture and a unique design, this 3-storey property (basement, ground floor, and first floor) offers 277 m² of gross area (209 m² usable). Main Features Bedrooms: 4 spacious bedrooms, all with hi

Income Breakdown

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Nightly Rate (ADR)
$1,137/night
50% ($523)Brixfox estimate($1,137/night)200% ($2092)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$84,313
Airbnb data$1,137/night · 41% occupancy
Rental income
$1,137/night · 41% occ.
$168,542
Running costs (20%)
Utilities, cleaning, maintenance
-$33,708
Income tax (10%)
Indonesian rental income tax
-$47,192
Property tax
Annual property tax
-$3,329
Net income
4.4% ROI
$84,313

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$1,902,174
IMT (transfer tax, investment schedule)$142,663
Imposto de Selo (stamp duty)$15,217
Notary & registration$1,359
Legal / due diligence$28,533
Total acquisition costs$187,772
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,155,326

Gross yield (asking)

8.9%

True gross yield (all-in)

7.8%

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.

$10.8M$8.1M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$412K
Total Position
$2.5M
+45%
7.7%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$889K
Total Position
$3.5M
+99%
7.1%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$2.1M
Total Position
$5.9M
+238%
6.3%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$3.7M
Total Position
$9.4M
+435%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$1046 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
554 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1046 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 554 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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.
4.4%
$6,984/mo
40% occ.
5.9%
$9,404/mo
current
41% occ.
6.0%
$9,554/mo
current
51% occ.
7.6%
$11,975/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.