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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 B+villabudget

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

Lagos · Western Algarve ·

€475,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €43,397/yr
Average Daily Rate: €197
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 25.7 years
5-yr Capital Value: €550,655
10-yr Capital Value: €638,360
Brixfox Score: 66.6 / 100
Comparable Properties: 47
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.

€624,305

+31.4% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €900/m² × 99 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€89,100
(€69,300–€108,900)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€624,305

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.0%

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: 3
Bathrooms: 2
Building: 99 m²
Land: 355 m²
Style: dated
Condition: needs-renovation
Year Built: 1982
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

enclosed-balconypaved-courtyard

Score Breakdown

ROI
14.62
Visual Appeal
6.8
Ownership Security
13
Location
10.44
Land & Space
9.68
Rental Demand
6.05
Payback Speed
2
STR Suitability
4

Description

Ref. M117 LAGOS - MOINHO DO AZEITE Unique Opportunity: 3 Bedroom Villa with Large Outdoor Space and Modernization Potential - Lagos We present a 3 bedroom villa located in Lagos, in a very quiet residential area with easy access to a wide range of essential services. This property stands out for its large plot, offe

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

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

Lagos · Western Algarve · Ref BF-1883 Source verified · Local Properties · listed 2 Jun 2026
Asking price · Freehold
$516,304
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
99 m²
Land
355 m²
True net yield
3.9%
≈ $3,505/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 67 · B+

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: 1982
Energy: D
Condition: needs-renovation

Description

Ref. M117 LAGOS - MOINHO DO AZEITE Unique Opportunity: 3 Bedroom Villa with Large Outdoor Space and Modernization Potential - Lagos We present a 3 bedroom villa located in Lagos, in a very quiet residential area with easy access to a wide range of essential services. This property stands out for its large plot, offe

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)
$277/night
50% ($128)Brixfox estimate($277/night)200% ($510)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$29,453
Likely range $17,672 – $41,234
Airbnb data$277/night · 60% occupancy
Rental income
$277/night · 60% occ.
$56,640
Running costs (20%)
Utilities, cleaning, maintenance
-$11,328
Income tax (10%)
Indonesian rental income tax
-$15,859
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$29,453

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.2%
Fully-managed
4.7%
3.9%
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

9.5%

Annual Revenue

$56,640

Income Tax / yr

$4,957

Payback

26 yrs

True All-In Cost
Asking price$516,304
IMT — transfer tax (non-resident 7.5%)$38,723
Stamp duty (0.8%)$4,130
Notary + registry$2,174
Legal$6,351
Furnishing + STR launch$27,174
All-in cost$594,857

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.3M$2.4M$1.6M$814K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$144K
Total Position
$722K
+52%
8.7%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$311K
Total Position
$1.0M
+113%
7.9%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$728K
Total Position
$1.8M
+272%
6.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+496%
6.1%/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
Good
5.7% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$255 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Good
355 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $255 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

40% occ.
5.6%
$2,388/mo
50% occ.
6.9%
$2,978/mo
60% occ.
8.3%
$3,568/mo
current
70% occ.
9.7%
$4,159/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.