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Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos
Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 2Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 3Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 4Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos — image 5
Grade B+villaluxury

Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos

Lagos · Western Algarve ·

€4.0M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

67%

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: €173,154/yr
Average Daily Rate: €708
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 48.4 years
5-yr Capital Value: €4.6M
10-yr Capital Value: €5.3M
Brixfox Score: 68.9 / 100
Comparable Properties: 16
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€4.4M

+11.4% over asking

Asking price€4.0M
IMT — Property transfer tax (investment schedule)€298,500
IS — Stamp duty (0.8%)€31,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€59,700
Total acquisition costs€391,290
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)€4.4M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 5
Building: 404 m²
Land: 1530 m²
Style: modern
Condition: excellent
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral staircaselarge glass windowswater feature with potted plantsmodern facade

Score Breakdown

ROI
8.24
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.7
Payback Speed
1
STR Suitability
4

Description

Luxury Villa with Sea View | Port of Mós - Lagos Magnificent luxury villa located in one of the most exclusive areas of Lagos, just minutes from Porto de Mós Beach, with stunning sea views and total privacy. Inserted in a plot of 1,530 m², this property stands out for its modern architecture, generous areas and high qu

Location

📍 37.0922°N, 8.6932°W

· Lagos, Algarve, Portugal

Visit Villas Key →Listed via Idealista.pt
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Detached house in Rua Bartolomeu Dias, 12, Porto de Mós, Lagos

Lagos · Western Algarve · Ref BF-31959 Source verified · Villas Key · listed 3 Jun 2026
Asking price · Freehold
$4,326,087
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
404 m²
Land
1530 m²
True net yield
2.1%
≈ $14,046/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~48 yrs from rent
Brixfox Score 69 · 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

Energy: B
Condition: excellent

Description

Luxury Villa with Sea View | Port of Mós - Lagos Magnificent luxury villa located in one of the most exclusive areas of Lagos, just minutes from Porto de Mós Beach, with stunning sea views and total privacy. Inserted in a plot of 1,530 m², this property stands out for its modern architecture, generous areas and high qu

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)
$996/night
50% ($458)Brixfox estimate($996/night)200% ($1832)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Indicative
Yearly income
$117,187
Likely range $70,312 – $164,062
Airbnb data$996/night · 67% occupancy
Rental income
$996/night · 67% occ.
$225,360
Running costs (20%)
Utilities, cleaning, maintenance
-$45,072
Income tax (10%)
Indonesian rental income tax
-$63,101
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$117,187

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.6%
3.1%
Fully-managed
2.5%
2.1%
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

4.8%

Annual Revenue

$225,360

Income Tax / yr

$19,718

Payback

48 yrs

True All-In Cost
Asking price$4,326,087
IMT — transfer tax (non-resident 7.5%)$324,457
Stamp duty (0.8%)$34,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,727,870

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$20.7M$15.6M$10.4M$5.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.0M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.8M
+22%
Rental Income
+$572K
Total Position
$5.4M
+36%
6.4%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$1.2M
Total Position
$7.1M
+79%
6.0%/yr
Year 20
Capital Value
$8.7M
+119%
Rental Income
+$2.9M
Total Position
$11.6M
+192%
5.5%/yr
Year 30
Capital Value
$12.9M
+224%
Rental Income
+$5.1M
Total Position
$18.0M
+353%
5.2%/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
Weak
2.7% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$916 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1530 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $916 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1530 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% is below the market average — model your cashflow carefully

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

47% occ.
2.8%
$9,958/mo
57% occ.
3.4%
$12,078/mo
67% occ.
3.9%
$14,197/mo
current
77% occ.
4.5%
$16,317/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.