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Semi-detached house in Rua do Adro, Centro, Lagos
Semi-detached house in Rua do Adro, Centro, Lagos — image 2Semi-detached house in Rua do Adro, Centro, Lagos — image 3Semi-detached house in Rua do Adro, Centro, Lagos — image 4Semi-detached house in Rua do Adro, Centro, Lagos — image 5
Grade C+villabudget

Semi-detached house in Rua do Adro, Centro, Lagos

Lagos · Western Algarve ·

€650,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

55%

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: €41,796/yr
Average Daily Rate: €210
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 39.3 years
5-yr Capital Value: €753,528
10-yr Capital Value: €873,546
Brixfox Score: 52.9 / 100
Comparable Properties: 9
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€773,450

+19.0% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation (est. €350/m² × 122 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€42,700
(€30,500–€54,900)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€773,450

Gross yield (asking price)

6.4%

True gross yield (all-in)

5.4%

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: 2
Building: 122 m²
Land: 61 m²
Style: dated
Condition: fair
Year Built: 1977
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

bright turquoise exteriorbalcony with decorative railing

Score Breakdown

ROI
9.92
Visual Appeal
7.4
Ownership Security
13
Location
10.44
Land & Space
1.64
Rental Demand
5.45
Payback Speed
1
STR Suitability
4

Description

In the heart of the historic centre of Lagos, between the emblematic city walls and within walking distance of the beaches and marina, is this distinctive 4 bedroom villa, where the traditional Algarvian character is combined with a truly privileged location. Inserted in one of the most sought-after areas of the region

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View this property on Lagos Algarve Real Estate →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Lagos Algarve Real Estate
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4-bedroom freehold villa in Lagos — photo 5 of 5

Semi-detached house in Rua do Adro, Centro, Lagos

Lagos · Western Algarve · Ref BF-64710 Source verified · Lagos Algarve Real Estate · listed 2 Jun 2026
Asking price · Freehold
$706,522
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
122 m²
Land
61 m²
True net yield
2.6%
≈ $3,226/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~39 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

Year built: 1977
Energy: D
Condition: fair

Description

In the heart of the historic centre of Lagos, between the emblematic city walls and within walking distance of the beaches and marina, is this distinctive 4 bedroom villa, where the traditional Algarvian character is combined with a truly privileged location. Inserted in one of the most sought-after areas of the region

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)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($544)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$28,308
Likely range $16,985 – $39,632
Airbnb data$295/night · 55% occupancy
Rental income
$295/night · 55% occ.
$54,439
Running costs (20%)
Utilities, cleaning, maintenance
-$10,888
Income tax (10%)
Indonesian rental income tax
-$15,243
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$28,308

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.8%
4.2%
Fully-managed
3.1%
2.5%
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

6.8%

Annual Revenue

$54,439

Income Tax / yr

$4,763

Payback

39 yrs

True All-In Cost
Asking price$706,522
IMT — transfer tax (non-resident 7.5%)$52,989
Stamp duty (0.8%)$5,652
Notary + registry$2,174
Legal$8,690
Furnishing + STR launch$27,174
All-in cost$803,201

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.8M$2.9M$1.9M$962K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $650K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$138K
Total Position
$929K
+43%
7.4%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$299K
Total Position
$1.3M
+94%
6.8%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$700K
Total Position
$2.1M
+227%
6.1%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.2M
Total Position
$3.3M
+415%
5.6%/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
Average
4.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$272 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
61 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $272 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% 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

35% occ.
3.7%
$2,172/mo
45% occ.
4.8%
$2,801/mo
55% occ.
5.8%
$3,429/mo
current
65% occ.
6.9%
$4,058/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.