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 B+villaluxury

Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

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: €86,709/yr
Average Daily Rate: €488
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.5 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 73.7 / 100
Comparable Properties: 46
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.5% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 3
Bathrooms: 6
Building: 295 m²
Land: 621 m²
Style: modern
Condition: new-build
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconies and rooflineextensive use of glass railingsintegrated outdoor dining arearooftop terrace with pergola

Score Breakdown

ROI
14.94
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
10.81
Rental Demand
4.87
Payback Speed
1
STR Suitability
3

Description

Ready for you in 2024, this stunning off-plan modern villa for sale sits in a charming coastal area of the Algarvian town Lagos. It offers privacy, elegant design, easy access to the beach, and all amenities. SIZE: Set on a plot of 621 m², the 2-level south-facing house of 295 m² enjoys a calm, well-established neighb

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Inventory
3 Beds
Bathrooms
6 Baths
Built Area
295 m²
Land Plot
621 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.8% 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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$412K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$5,192/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
26.0 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: new-build

Description

Ready for you in 2024, this stunning off-plan modern villa for sale sits in a charming coastal area of the Algarvian town Lagos. It offers privacy, elegant design, easy access to the beach, and all amenities. SIZE: Set on a plot of 621 m², the 2-level south-facing house of 295 m² enjoys a calm, well-established neighb

Income Breakdown

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Nightly Rate (ADR)
$705/night
50% ($324)Brixfox estimate($705/night)200% ($1297)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$62,309
Airbnb data$705/night · 49% occupancy
Rental income
$705/night · 49% occ.
$125,275
Running costs (20%)
Utilities, cleaning, maintenance
-$25,055
Income tax (10%)
Indonesian rental income tax
-$35,077
Property tax
Annual property tax
-$2,834
Net income
3.8% ROI
$62,309

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$1,619,565
IMT (transfer tax, investment schedule)$121,467
Imposto de Selo (stamp duty)$12,957
Notary & registration$1,359
Legal / due diligence$24,293
Total acquisition costs$160,076
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,835,402

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

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.

$8.7M$6.5M$4.3M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$304K
Total Position
$2.1M
+42%
7.3%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$657K
Total Position
$2.9M
+92%
6.7%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.5M
Total Position
$4.8M
+222%
6.0%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$2.7M
Total Position
$7.6M
+407%
5.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$649 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
621 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $649 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 621 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.2%
$4,268/mo
40% occ.
4.3%
$5,769/mo
49% occ.
5.2%
$7,072/mo
current
59% occ.
6.4%
$8,573/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.