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Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos
Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos — image 2Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos — image 3Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos — image 4Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos — image 5
Grade B+villabudget

Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos

Lagos · Western Algarve ·

€800,000

Asking Price (EUR)

7.1%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

8.8%

True Gross Yield

66%

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: €96,186/yr
Average Daily Rate: €398
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.8 years
5-yr Capital Value: €927,419
10-yr Capital Value: €1.1M
Brixfox Score: 72.5 / 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.

€1.1M

+37.2% over asking

Asking price€800,000
IMT — Property transfer tax (investment schedule)€48,000
IS — Stamp duty (0.8%)€6,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,000
Total acquisition costs€67,650
Renovation (est. €350/m² × 575 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€201,250
(€143,750–€258,750)
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)€1.1M

Gross yield (asking price)

12.0%

True gross yield (all-in)

8.8%

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: 575 m²
Style: portuguese-traditional
Condition: fair
Year Built: 2000
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese facade with orange trimbalcony with balustrade

Score Breakdown

ROI
21.62
Visual Appeal
6.8
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.62
Payback Speed
4
STR Suitability
4

Description

Come and see the fantastic and beautiful house as always.

Location

📍 37.1090°N, 8.6835°W

· Lagos, Algarve, Portugal

Listed by Silvia via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Lagos — photo 2 of 5
5-bedroom freehold villa in Lagos — photo 3 of 5
5-bedroom freehold villa in Lagos — photo 4 of 5
5-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua Hermano do Nascimento Batista, 282, Cerro das Mós - Parque do Moínho - São João, Lagos

Lagos · Western Algarve · Ref BF-1976 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$869,565
Ownership
Freehold
Bedrooms
5
Bathrooms
5
Built area
575 m²
True net yield
6.3%
≈ $8,497/mo net after costs & tax
5-yr total return (net + appreciation)
13.0% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 73 · 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: 2000
Energy: Not indicated
Condition: fair

Description

Come and see the fantastic and beautiful house as always.

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)
$560/night
50% ($257)Brixfox estimate($560/night)200% ($1030)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$65,114
Likely range $39,068 – $91,159
Airbnb data$560/night · 66% occupancy
Rental income
$560/night · 66% occ.
$125,218
Running costs (20%)
Utilities, cleaning, maintenance
-$25,044
Income tax (10%)
Indonesian rental income tax
-$35,061
Property tax
Annual property tax
-$0
Net income
7.5% ROI
$65,114

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.4%
9.3%
Fully-managed
7.4%
6.3%
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

12.8%

Annual Revenue

$125,218

Income Tax / yr

$10,957

Payback

16 yrs

True All-In Cost
Asking price$869,565
IMT — transfer tax (non-resident 7.5%)$65,217
Stamp duty (0.8%)$6,957
Notary + registry$2,174
Legal$10,696
Furnishing + STR launch$27,174
All-in cost$981,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.3M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $800K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$973K
+22%
Rental Income
+$318K
Total Position
$1.3M
+61%
10.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$687K
Total Position
$1.9M
+134%
8.9%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.6M
Total Position
$3.4M
+320%
7.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.8M
Total Position
$5.4M
+581%
6.6%/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
Good
7.5% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$515 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $515 — 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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

46% occ.
7.6%
$5,505/mo
56% occ.
9.2%
$6,697/mo
66% occ.
10.9%
$7,888/mo
current
76% occ.
12.5%
$9,080/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.