Detached house in Atalaia, Lagos
Detached house in Atalaia, Lagos — image 2Detached house in Atalaia, Lagos — image 3Detached house in Atalaia, Lagos — image 4Detached house in Atalaia, Lagos — image 5
Grade B+villabudget

Detached house in Atalaia, Lagos

Lagos · Western Algarve ·

€1M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €72,370/yr
Average Daily Rate: €324
Payback Period: 17.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 73.3 / 100
Comparable Properties: 18
Data Confidence: 88%
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

+42.4% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation (est. €900/m² × 353 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€317,700
(€247,100–€388,300)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

7.2%

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: 4
Building: 353 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor patiomultiple balconies/terraces

Score Breakdown

ROI
16.78
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.11
Payback Speed
2
STR Suitability
3

Description

Villa on a plot of 3400sqm, well located close to the Golf and the city. Excellent business opportunity as the house has been transformed into rooms to monetize, all with private w/c, kitchen, natural light, air conditioning, with private terraces or balconies and independent entrances, we have 8 T0's, 9-T1´s and 1-T2,

Location

📍 37.0909°N, 8.7040°W

· Lagos, Algarve, Portugal

View on ERA Lagos →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Atalaia, Lagos

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
353 m²
Land Plot
3400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$276K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$4,416/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
20.5 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Villa on a plot of 3400sqm, well located close to the Golf and the city. Excellent business opportunity as the house has been transformed into rooms to monetize, all with private w/c, kitchen, natural light, air conditioning, with private terraces or balconies and independent entrances, we have 8 T0's, 9-T1´s and 1-T2,

Income Breakdown

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Nightly Rate (ADR)
$473/night
50% ($218)Brixfox estimate($473/night)200% ($871)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$52,991
Airbnb data$473/night · 61% occupancy
Rental income
$473/night · 61% occ.
$105,564
Running costs (20%)
Utilities, cleaning, maintenance
-$21,113
Income tax (10%)
Indonesian rental income tax
-$29,558
Property tax
Annual property tax
-$1,902
Net income
4.9% ROI
$52,991

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$345,326
($268,587–$422,065)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,545,815

Gross yield (asking)

9.7%

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.

$6.4M$4.8M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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
+$259K
Total Position
$1.5M
+48%
8.1%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$559K
Total Position
$2.0M
+104%
7.4%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.3M
Total Position
$3.5M
+250%
6.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.3M
Total Position
$5.6M
+456%
5.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.9% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$435 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $435 — positioned in the top tier
Generous 3400 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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

41% occ.
4.4%
$3,984/mo
51% occ.
5.5%
$4,992/mo
61% occ.
6.6%
$5,999/mo
current
71% occ.
7.7%
$7,007/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.