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Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos
Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 2Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 3Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 4Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos — image 5
Grade C+villabudget

Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€460,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €26,258/yr
Average Daily Rate: €128
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 59.4 years
5-yr Capital Value: €533,266
10-yr Capital Value: €618,202
Brixfox Score: 48.3 / 100
Comparable Properties: 97
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€646,710

+40.6% over asking

Asking price€460,000
IMT — Property transfer tax (investment schedule)€24,630
IS — Stamp duty (0.8%)€3,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,900
Total acquisition costs€36,460
Renovation (est. €900/m² × 146 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€131,400
(€102,200–€160,600)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€646,710

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.1%

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: 146 m²
Style: dated
Condition: needs-renovation
Year Built: 1977
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.72
Visual Appeal
3.6
Ownership Security
13
Location
10.44
Land & Space
4.92
Rental Demand
5.61
Payback Speed
0
STR Suitability
4

Description

T2 TOWNHOUSE + COMMERCIAL SPACE | LAGOS HISTORIC CENTRE In the heart of Lagos historic centre, just a few metres from Praça de Armas and a short walk from the beaches, this unique townhouse combines charm, versatility and outstanding appreciation potential. Set in one of the most sought-after areas of the city, surrou

Location

📍 37.0998°N, 8.6746°W

· Lagos, Algarve, Portugal

Visit Avenida Propriedades →Listed via Idealista.pt
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Avenida Propriedades
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Terraced house in Praça das Armas, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve · Ref BF-1122 Source verified · Avenida Propriedades · listed 2 Jun 2026
Asking price · Freehold
$500,000
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
146 m²
True net yield
1.7%
≈ $1,813/mo net after costs & tax
5-yr total return (net + appreciation)
9.1% / yr avg
Payback in ~59 yrs from rent
Brixfox Score 48 · C+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 1977
Energy: E
Condition: needs-renovation

Description

T2 TOWNHOUSE + COMMERCIAL SPACE | LAGOS HISTORIC CENTRE In the heart of Lagos historic centre, just a few metres from Praça de Armas and a short walk from the beaches, this unique townhouse combines charm, versatility and outstanding appreciation potential. Set in one of the most sought-after areas of the city, surrou

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($332)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$17,784
Likely range $10,671 – $24,898
Airbnb data$180/night · 56% occupancy
Rental income
$180/night · 56% occ.
$34,200
Running costs (20%)
Utilities, cleaning, maintenance
-$6,840
Income tax (10%)
Indonesian rental income tax
-$9,576
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$17,784

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.7%

on all-in cost of $576,998

Scenario
Pre-tax
After-tax
Owner-managed
3.8%
3.3%
Fully-managed
2.2%
1.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

5.9%

Annual Revenue

$34,200

Income Tax / yr

$2,992

Payback

59 yrs

True All-In Cost
Asking price$500,000
IMT — transfer tax (non-resident 7.5%)$37,500
Stamp duty (0.8%)$4,000
Notary + registry$2,174
Legal$6,150
Furnishing + STR launch$27,174
All-in cost$576,998

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.6M$2.0M$1.3M$653K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $460K
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 21: 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
$560K
+22%
Rental Income
+$87K
Total Position
$647K
+41%
7.0%/yr
Year 10
Capital Value
$681K
+48%
Rental Income
+$188K
Total Position
$868K
+89%
6.6%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$440K
Total Position
$1.4M
+215%
5.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$778K
Total Position
$2.3M
+394%
5.5%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$166 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

36% occ.
3.3%
$1,387/mo
46% occ.
4.2%
$1,771/mo
56% occ.
5.2%
$2,155/mo
current
66% occ.
6.1%
$2,539/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. Market factors in Portugal may impact actual yields.