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House in Centro, Lagos
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Grade C+villabudget

House in Centro, Lagos

Lagos · Western Algarve ·

€970,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

54%

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: €38,904/yr
Average Daily Rate: €199
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 75.4 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 45.9 / 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.

€1.3M

+30.5% over asking

Asking price€970,000
IMT — Property transfer tax (investment schedule)€58,200
IS — Stamp duty (0.8%)€7,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,550
Total acquisition costs€81,760
Renovation (est. €900/m² × 210 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€189,000
(€147,000–€231,000)
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)€1.3M

Gross yield (asking price)

4.0%

True gross yield (all-in)

3.1%

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: 210 m²
Land: 81 m²
Style: dated
Condition: needs-renovation
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

hand-painted wall muraltiled hallway

Score Breakdown

ROI
5.32
Visual Appeal
6
Ownership Security
13
Location
10.44
Land & Space
1.81
Rental Demand
5.37
Payback Speed
0
STR Suitability
4

Description

4 bedroom villa in the heart of the historic center of Lagos. Excellent location where you can enjoy all the services that the beautiful city of Lagos offers, and just 5 minutes from the marina and beaches. Come and discover this charming semi-detached house in Lagos, with traditional features and with 3 commercial

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

House in Centro, Lagos

Lagos · Western Algarve · Ref BF-653 Source verified · Zonas Mágicas · listed 2 Jun 2026
Asking price · Freehold
$1,054,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
210 m²
Land
81 m²
True net yield
1.3%
≈ $2,734/mo net after costs & tax
5-yr total return (net + appreciation)
8.0% / yr avg
Payback in ~75 yrs from rent
Brixfox Score 46 · 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: In process
Condition: needs-renovation

Description

4 bedroom villa in the heart of the historic center of Lagos. Excellent location where you can enjoy all the services that the beautiful city of Lagos offers, and just 5 minutes from the marina and beaches. Come and discover this charming semi-detached house in Lagos, with traditional features and with 3 commercial

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)
$279/night
50% ($128)Brixfox estimate($279/night)200% ($514)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$26,350
Likely range $15,810 – $36,890
Airbnb data$279/night · 54% occupancy
Rental income
$279/night · 54% occ.
$50,674
Running costs (20%)
Utilities, cleaning, maintenance
-$10,135
Income tax (10%)
Indonesian rental income tax
-$14,189
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$26,350

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.4%
Fully-managed
1.7%
1.3%
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

4.3%

Annual Revenue

$50,674

Income Tax / yr

$4,434

Payback

75 yrs

True All-In Cost
Asking price$1,054,348
IMT — transfer tax (non-resident 7.5%)$79,076
Stamp duty (0.8%)$8,435
Notary + registry$2,174
Legal$12,968
Furnishing + STR launch$27,174
All-in cost$1,184,175

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $970K
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 27: 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
$1.2M
+22%
Rental Income
+$129K
Total Position
$1.3M
+35%
6.2%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$278K
Total Position
$1.7M
+77%
5.9%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$651K
Total Position
$2.8M
+186%
5.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.2M
Total Position
$4.3M
+343%
5.1%/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

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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
2.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$257 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
81 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $257 — 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 2.5% 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

34% occ.
2.3%
$2,003/mo
44% occ.
3.0%
$2,598/mo
54% occ.
3.6%
$3,192/mo
current
64% occ.
4.3%
$3,787/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.