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House in Porto de Mós, Lagos
House in Porto de Mós, Lagos — image 2House in Porto de Mós, Lagos — image 3House in Porto de Mós, Lagos — image 4House in Porto de Mós, Lagos — image 5
Grade C+villabudget

House in Porto de Mós, Lagos

Lagos · Western Algarve ·

€2.9M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

61%

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: €73,420/yr
Average Daily Rate: €329
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 123.9 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €3.9M
Brixfox Score: 52.5 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€3.8M

+29.5% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€217,500
IS — Stamp duty (0.8%)€23,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,500
Total acquisition costs€285,450
Renovation (est. €900/m² × 600 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€540,000
(€420,000–€660,000)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€3.8M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.0%

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: 5
Bathrooms: 5
Building: 600 m²
Land: 1681 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

grand exterior staircasecolumned entrance

Score Breakdown

ROI
3.24
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
11.74
Rental Demand
6.11
Payback Speed
0
STR Suitability
4

Description

Excellent opportunity. This House T5, located in the quiet area of Porto de Mós. With a Brutal view, this Villa needs to be finished. It is currently sold as it is. Very spacious, with a huge garage. Magic Zones and their agents are available to assist in the acquisition of this magnificent property! Mark y

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

View this property on Zonas Mágicas →Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Zonas Mágicas
5-bedroom freehold villa in Lagos — photo 2 of 5
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5-bedroom freehold villa in Lagos — photo 5 of 5

House in Porto de Mós, Lagos

Lagos · Western Algarve · Ref BF-1842 Source verified · Zonas Mágicas · listed 2 Jun 2026
Asking price · Freehold
$3,152,174
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
600 m²
Land
1681 m²
True net yield
0.8%
≈ $4,902/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~124 yrs from rent
Brixfox Score 53 · 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

Energy: Not indicated
Condition: needs-renovation

Description

Excellent opportunity. This House T5, located in the quiet area of Porto de Mós. With a Brutal view, this Villa needs to be finished. It is currently sold as it is. Very spacious, with a huge garage. Magic Zones and their agents are available to assist in the acquisition of this magnificent property! Mark y

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)
$463/night
50% ($213)Brixfox estimate($463/night)200% ($852)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$49,723
Likely range $29,834 – $69,612
Airbnb data$463/night · 61% occupancy
Rental income
$463/night · 61% occ.
$95,621
Running costs (20%)
Utilities, cleaning, maintenance
-$19,124
Income tax (10%)
Indonesian rental income tax
-$26,774
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$49,723

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.7%
1.5%
Fully-managed
1.1%
0.8%
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

2.8%

Annual Revenue

$95,621

Income Tax / yr

$8,366

Payback

—

True All-In Cost
Asking price$3,152,174
IMT — transfer tax (non-resident 7.5%)$236,413
Stamp duty (0.8%)$25,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,456,522

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$13.3M$10.0M$6.7M$3.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.9M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$243K
Total Position
$3.8M
+30%
5.4%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$524K
Total Position
$4.8M
+66%
5.2%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$1.2M
Total Position
$7.6M
+161%
4.9%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$2.2M
Total Position
$11.6M
+299%
4.7%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$426 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
1681 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $426 — positioned in the top tier
Generous 1681 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below 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

41% occ.
1.5%
$4,054/mo
51% occ.
1.9%
$5,039/mo
61% occ.
2.3%
$6,024/mo
current
71% occ.
2.7%
$7,010/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.