Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos
Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 2Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 3Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 4Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 5
Grade Avillaluxury

Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.6M

Asking Price (EUR)

7.5%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

11.6%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €211,947/yr
Average Daily Rate: €870
Payback Period: 8.5 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.5M
Brixfox Score: 83.5 / 100
Comparable Properties: 9
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€1.8M

+14.9% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€119,625
IS — Stamp duty (0.8%)€12,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,925
Total acquisition costs€157,560
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.6%

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: 6
Bathrooms: 6
Building: 290 m²
Land: 593 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural designfloor-to-ceiling glass wallsintegrated indoor-outdoor livingsolar panels

Score Breakdown

ROI
24.91
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
10.73
Rental Demand
7.38
Payback Speed
4
STR Suitability
3

Description

Located in a newly developed residential area of Lagos, surrounded by other contemporary villas, this spacious 2 storey detached villa offers the perfect fusion of modern design, comfort and functionality, in short driving distance to Porto de Mós beach and town center. Sold furnished and equipped. Key Features Conte

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
290 m²
Land Plot
593 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+15.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$441K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$14,412/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

Located in a newly developed residential area of Lagos, surrounded by other contemporary villas, this spacious 2 storey detached villa offers the perfect fusion of modern design, comfort and functionality, in short driving distance to Porto de Mós beach and town center. Sold furnished and equipped. Key Features Conte

Income Breakdown

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Nightly Rate (ADR)
$1,257/night
50% ($578)Brixfox estimate($1,257/night)200% ($2313)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$172,948
Airbnb data$1,257/night · 74% occupancy
Rental income
$1,257/night · 74% occ.
$338,426
Running costs (20%)
Utilities, cleaning, maintenance
-$67,685
Income tax (10%)
Indonesian rental income tax
-$94,759
Property tax
Annual property tax
-$3,034
Net income
10.0% ROI
$172,948

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,733,696
IMT (transfer tax, investment schedule)$130,027
Imposto de Selo (stamp duty)$13,870
Notary & registration$1,359
Legal / due diligence$26,005
Total acquisition costs$171,261
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$84,620
All-in investment$1,989,576

Gross yield (asking)

19.5%

True gross yield (all-in)

17.0%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$14.7M$11.0M$7.3M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$845K
Total Position
$2.8M
+75%
11.8%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$1.8M
Total Position
$4.2M
+162%
10.1%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$4.3M
Total Position
$7.8M
+387%
8.2%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$7.6M
Total Position
$12.7M
+699%
7.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.0% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$1156 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
593 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $1156 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

54% occ.
9.8%
$14,136/mo
64% occ.
11.6%
$16,812/mo
74% occ.
13.5%
$19,489/mo
current
84% occ.
15.3%
$22,165/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.