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

Detached house in Rua da Pedra Alçada, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.2M

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

52%

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: €98,041/yr
Average Daily Rate: €520
Payback Period: 15.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 75.3 / 100
Comparable Properties: 13
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+15.1% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
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)€1.4M

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.1%

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: 4
Bathrooms: 4
Building: 324 m²
Land: 480 m²
Style: contemporary
Condition: excellent
Year Built: 1989
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass-block-wallmodern-fireplace-featurelong-kitchen-island-with-seatingeiffel-tower-decor

Score Breakdown

ROI
17.84
Visual Appeal
13.2
Ownership Security
13
Location
10.44
Land & Space
9.66
Rental Demand
5.17
Payback Speed
3
STR Suitability
3

Description

This charming villa is a great opportunity to have a beautifully renovated property with a great location, close to all amenities. On the ground floor you'll find a bright open plan lounge, with closed fire place, and cozy dining area. The spacious designer kitchen offers top of the range appliances and comes fully fit

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Detached house in Rua da Pedra Alçada, Pedra Alçada, Lagos

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
324 m²
Land Plot
480 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$332K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$5,949/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
18.3 yr
Rental only

Property details

Year built: 1989
Energy: B-
Condition: excellent

Description

This charming villa is a great opportunity to have a beautifully renovated property with a great location, close to all amenities. On the ground floor you'll find a bright open plan lounge, with closed fire place, and cozy dining area. The spacious designer kitchen offers top of the range appliances and comes fully fit

Income Breakdown

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Nightly Rate (ADR)
$751/night
50% ($345)Brixfox estimate($751/night)200% ($1382)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$71,383
Airbnb data$751/night · 52% occupancy
Rental income
$751/night · 52% occ.
$141,664
Running costs (20%)
Utilities, cleaning, maintenance
-$28,333
Income tax (10%)
Indonesian rental income tax
-$39,666
Property tax
Annual property tax
-$2,283
Net income
5.5% ROI
$71,383

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,498,913

Gross yield (asking)

10.9%

True gross yield (all-in)

9.5%

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.

$8.1M$6.1M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 15: 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
$1.5M
+22%
Rental Income
+$349K
Total Position
$1.8M
+51%
8.6%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$753K
Total Position
$2.5M
+111%
7.7%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$1.8M
Total Position
$4.4M
+266%
6.7%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$3.1M
Total Position
$7.0M
+485%
6.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$691 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $691 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

32% occ.
4.5%
$4,875/mo
42% occ.
6.0%
$6,474/mo
52% occ.
7.4%
$8,073/mo
current
62% occ.
8.9%
$9,672/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.