Detached house in Urbanização da Atalaia, Atalaia, Lagos
Detached house in Urbanização da Atalaia, Atalaia, Lagos — image 2Detached house in Urbanização da Atalaia, Atalaia, Lagos — image 3Detached house in Urbanização da Atalaia, Atalaia, Lagos — image 4Detached house in Urbanização da Atalaia, Atalaia, Lagos — image 5
Grade B+villamid-range

Detached house in Urbanização da Atalaia, Atalaia, Lagos

Lagos · Western Algarve ·

€955,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

56%

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: €67,072/yr
Average Daily Rate: €326
Payback Period: 17.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 70.7 / 100
Comparable Properties: 65
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+12.1% over asking

Asking price€955,000
IMT — Property transfer tax (investment schedule)€57,300
IS — Stamp duty (0.8%)€7,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,325
Total acquisition costs€80,515
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.3%

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: 3
Bathrooms: 3
Building: 269 m²
Land: 485 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2007
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exterior accentsmultiple balconies and terracesprivate swimming poollandscaped front garden

Score Breakdown

ROI
16.42
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
10.16
Rental Demand
5.65
Payback Speed
2
STR Suitability
3

Description

Three-bedroom villa with swimming pool and garage, set over three floors and featuring a spacious multi-purpose basement room that can easily be converted into a self-contained one-bedroom apartment. Located in the peaceful residential area of Atalaia, just a short walk from the prestigious Boavista Golf & Spa Resort,

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Lagos Algarve Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Urbanização da Atalaia, Atalaia, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
269 m²
Land Plot
485 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$264K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$4,048/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.4 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: excellent

Description

Three-bedroom villa with swimming pool and garage, set over three floors and featuring a spacious multi-purpose basement room that can easily be converted into a self-contained one-bedroom apartment. Located in the peaceful residential area of Atalaia, just a short walk from the prestigious Boavista Golf & Spa Resort,

Income Breakdown

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Nightly Rate (ADR)
$470/night
50% ($216)Brixfox estimate($470/night)200% ($865)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$48,574
Airbnb data$470/night · 56% occupancy
Rental income
$470/night · 56% occ.
$96,905
Running costs (20%)
Utilities, cleaning, maintenance
-$19,381
Income tax (10%)
Indonesian rental income tax
-$27,134
Property tax
Annual property tax
-$1,817
Net income
4.7% ROI
$48,574

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$1,038,043
IMT (transfer tax, investment schedule)$62,283
Imposto de Selo (stamp duty)$8,304
Notary & registration$1,359
Legal / due diligence$15,571
Total acquisition costs$87,516
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,161,103

Gross yield (asking)

9.3%

True gross yield (all-in)

8.3%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $955K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$237K
Total Position
$1.4M
+47%
7.9%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$512K
Total Position
$1.9M
+102%
7.3%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.2M
Total Position
$3.3M
+245%
6.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.1M
Total Position
$5.2M
+447%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$433 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
485 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $433 — 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 4.7% 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

36% occ.
4.0%
$3,499/mo
46% occ.
5.2%
$4,500/mo
56% occ.
6.4%
$5,501/mo
current
66% occ.
7.5%
$6,503/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.