House in Pedra Alçada, Lagos
House in Pedra Alçada, Lagos — image 2House in Pedra Alçada, Lagos — image 3House in Pedra Alçada, Lagos — image 4House in Pedra Alçada, Lagos — image 5
Grade B+villaluxury✓ AL Licensed · 103/AL

House in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.6M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

54%

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: €80,665/yr
Average Daily Rate: €406
Payback Period: 24.7 years
5-yr Capital Value: €2.1M
10-yr Capital Value: €2.5M
Brixfox Score: 67.6 / 100
Comparable Properties: 12
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.

€1.8M

+13.8% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€119,625
IS — Stamp duty (0.8%)€12,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€23,925
Total acquisition costs€157,560
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)€1.8M

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 296 m²
Land: 593 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural facadelarge sliding glass doorsmodern fireplacedesigner pendant lightingwood deck around pool

Score Breakdown

ROI
14.01
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
10.67
Rental Demand
5.45
Payback Speed
1
STR Suitability
3

Description

Ref. M103 LAGOS - AMEIJEIRA Contemporary style villa with four bedrooms and swimming pool. Comprising 4 + 1 bedrooms, with a unique architecture, located in an exclusive urbanization of the city of Lagos. This unique property has been designed to offer a comfortable lifestyle, including a versatile basement to suit

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Local Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Pedra Alçada, Lagos

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

Grade B+ investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$441K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$4,798/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
30.1 yr
Rental only
✓

AL Licensed · 103/AL

Alojamento Local registration found in the listing — verify with the agency that the licence is current and clarify the post-sale re-registration path under Mais Habitação rules.

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

Ref. M103 LAGOS - AMEIJEIRA Contemporary style villa with four bedrooms and swimming pool. Comprising 4 + 1 bedrooms, with a unique architecture, located in an exclusive urbanization of the city of Lagos. This unique property has been designed to offer a comfortable lifestyle, including a versatile basement to suit

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$586/night
50% ($270)Brixfox estimate($586/night)200% ($1078)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$57,571
Airbnb data$586/night · 54% occupancy
Rental income
$586/night · 54% occ.
$116,549
Running costs (20%)
Utilities, cleaning, maintenance
-$23,310
Income tax (10%)
Indonesian rental income tax
-$32,634
Property tax
Annual property tax
-$3,034
Net income
3.3% ROI
$57,571

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$1,733,696
IMT (transfer tax, investment schedule)$130,027
Imposto de Selo (stamp duty)$13,870
Notary & registration$1,359
Legal / due diligence$26,005
Total acquisition costs$171,261
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,970,337

Gross yield (asking)

6.7%

True gross yield (all-in)

5.9%

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.

$8.8M$6.6M$4.4M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 22: 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
$1.9M
+22%
Rental Income
+$281K
Total Position
$2.2M
+39%
6.9%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$607K
Total Position
$3.0M
+86%
6.4%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$1.4M
Total Position
$4.9M
+208%
5.8%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$2.5M
Total Position
$7.7M
+382%
5.4%/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
3.3% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$539 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
593 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $539 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 593 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% 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

34% occ.
2.8%
$4,050/mo
44% occ.
3.7%
$5,298/mo
54% occ.
4.5%
$6,546/mo
current
64% occ.
5.4%
$7,794/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.