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House in Porto de Mós, Lagos
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Grade Bvillamid-range

House in Porto de Mós, Lagos

Lagos · Western Algarve ·

€3.3M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

61%

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: €132,481/yr
Average Daily Rate: €600
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has sea (+10%)
Payback Period: 53.9 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.4M
Brixfox Score: 63.1 / 100
Comparable Properties: 14
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€3.8M

+15.9% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation (est. €900/m² × 175 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€157,500
(€122,500–€192,500)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€3.8M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.5%

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: 6
Building: 175 m²
Land: 1681 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: b
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracetraditional terracotta roof tilesbrick chimneys

Score Breakdown

ROI
7.4
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.05
Payback Speed
0
STR Suitability
4

Description

Welcome to this fantastic villa in Porto de Mós, Lagos, Algarve, one of the most sought-after areas in the region. The villa will be completely rebuilt on the basis of an existing villa and will be equipped with the most modern and high-quality materials. On the pictures you can get an impression of the area, the curre

Location

📍 37.0920°N, 8.6850°W

· Lagos, Algarve, Portugal

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

House in Porto de Mós, Lagos

Lagos · Western Algarve · Ref BF-65384 Source verified · Ocean Horizon, Lda. · listed 1 Jun 2026
Asking price · Freehold
$3,532,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
175 m²
Land
1681 m²
True net yield
1.9%
≈ $10,538/mo net after costs & tax
5-yr total return (net + appreciation)
8.1% / yr avg
Payback in ~54 yrs from rent
Brixfox Score 63 · 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: needs-renovation
View: sea

Description

Welcome to this fantastic villa in Porto de Mós, Lagos, Algarve, one of the most sought-after areas in the region. The villa will be completely rebuilt on the basis of an existing villa and will be equipped with the most modern and high-quality materials. On the pictures you can get an impression of the area, the curre

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)
$846/night
50% ($389)Brixfox estimate($846/night)200% ($1556)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$89,914
Likely range $53,948 – $125,879
Airbnb data$846/night · 61% occupancy
Rental income
$846/night · 61% occ.
$172,911
Running costs (20%)
Utilities, cleaning, maintenance
-$34,582
Income tax (10%)
Indonesian rental income tax
-$48,415
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$89,914

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.3%
2.9%
Fully-managed
2.3%
1.9%
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

4.5%

Annual Revenue

$172,911

Income Tax / yr

$15,129

Payback

54 yrs

True All-In Cost
Asking price$3,532,609
IMT — transfer tax (non-resident 7.5%)$264,946
Stamp duty (0.8%)$28,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,868,533

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$16.6M$12.5M$8.3M$4.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.3M
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
$4.0M
+22%
Rental Income
+$439K
Total Position
$4.4M
+35%
6.2%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$948K
Total Position
$5.8M
+77%
5.9%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$2.2M
Total Position
$9.3M
+188%
5.4%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$3.9M
Total Position
$14.5M
+345%
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

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
2.5% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$778 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1681 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $778 — positioned in the top tier
Generous 1681 m² land — room for expansion or amenities
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

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

41% occ.
2.5%
$7,292/mo
51% occ.
3.1%
$9,093/mo
61% occ.
3.7%
$10,893/mo
current
71% occ.
4.3%
$12,694/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.