Detached house in Pedra Alçada, Lagos Cidade, Lagos
Detached house in Pedra Alçada, Lagos Cidade, Lagos — image 2Detached house in Pedra Alçada, Lagos Cidade, Lagos — image 3Detached house in Pedra Alçada, Lagos Cidade, Lagos — image 4Detached house in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade B+villaluxury

Detached house in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€2.5M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

49%

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: €136,291/yr
Average Daily Rate: €764
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.9 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 74.4 / 100
Comparable Properties: 8
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€2.8M

+12.3% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 220 m²
Land: 1681 m²
Style: contemporary
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmultiple outdoor living areaslush tropical landscapingmodern architectural lines

Score Breakdown

ROI
14.5
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.89
Payback Speed
1
STR Suitability
3

Description

Luxurious villa in a prime location at Porto de Mós, Lagos, with panoramic sea views and a large swimming pool and landscaped garden It is spread over three floors, with a spacious living room with a fireplace on the ground floor, with access to the garden and swimming pool, dining room, two bedrooms and a modern kitc

Location

📍 37.0978°N, 8.6849°W

· Lagos, Algarve, Portugal

View on JANELA IMOBILIÁRIA →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Pedra Alçada, Lagos Cidade, Lagos

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
220 m²
Land Plot
1681 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$691K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$8,140/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.8 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

Luxurious villa in a prime location at Porto de Mós, Lagos, with panoramic sea views and a large swimming pool and landscaped garden It is spread over three floors, with a spacious living room with a fireplace on the ground floor, with access to the garden and swimming pool, dining room, two bedrooms and a modern kitc

Income Breakdown

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Nightly Rate (ADR)
$1,104/night
50% ($508)Brixfox estimate($1,104/night)200% ($2031)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$97,685
Airbnb data$1,104/night · 49% occupancy
Rental income
$1,104/night · 49% occ.
$197,001
Running costs (20%)
Utilities, cleaning, maintenance
-$39,400
Income tax (10%)
Indonesian rental income tax
-$55,160
Property tax
Annual property tax
-$4,755
Net income
3.6% ROI
$97,685

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,050,435

Gross yield (asking)

7.2%

True gross yield (all-in)

6.5%

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.

$14.2M$10.7M$7.1M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$477K
Total Position
$3.5M
+41%
7.1%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$1.0M
Total Position
$4.7M
+89%
6.6%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$2.4M
Total Position
$7.9M
+216%
5.9%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$4.3M
Total Position
$12.4M
+395%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$1016 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1681 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1016 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1681 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

30% occ.
2.9%
$6,655/mo
40% occ.
4.0%
$9,005/mo
49% occ.
4.9%
$11,095/mo
current
59% occ.
5.9%
$13,445/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.