House in Pedra Alçada, Lagos
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Grade B+villamid-range✓ AL Licensed · 102/AL

House in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€995,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

56%

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: €66,980/yr
Average Daily Rate: €328
Payback Period: 18.6 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 72.1 / 100
Comparable Properties: 70
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.1% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 223 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,265
(€6,690–€17,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 3
Bathrooms: 3
Building: 223 m²
Land: 1050 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewayoutdoor BBQ areamultiple outdoor dining areastraditional green shutters

Score Breakdown

ROI
16.07
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.6
Payback Speed
2
STR Suitability
3

Description

Ref. M102 LAGOS - ATALAIA Excellent villa, located in the urbanization of Atalaia, built on a plot of 1,050 m², flat and very close to Golf da Boavista. This house consists of 3 bedrooms, with good wardrobes (1 of them en suite), a very spacious living room with wood burning stove and a spacious kitchen, good pantry/

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
3 Beds
Bathrooms
3 Baths
Built Area
223 m²
Land Plot
1050 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$275K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$4,036/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
22.3 yr
Rental only
✓

AL Licensed · 102/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: 2000
Energy: B-
Condition: good

Description

Ref. M102 LAGOS - ATALAIA Excellent villa, located in the urbanization of Atalaia, built on a plot of 1,050 m², flat and very close to Golf da Boavista. This house consists of 3 bedrooms, with good wardrobes (1 of them en suite), a very spacious living room with wood burning stove and a spacious kitchen, good pantry/

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$473/night
50% ($218)Brixfox estimate($473/night)200% ($871)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$48,431
Airbnb data$473/night · 56% occupancy
Rental income
$473/night · 56% occ.
$96,777
Running costs (20%)
Utilities, cleaning, maintenance
-$19,355
Income tax (10%)
Indonesian rental income tax
-$27,098
Property tax
Annual property tax
-$1,893
Net income
4.5% ROI
$48,431

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,332
($7,272–$19,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,221,522

Gross yield (asking)

8.9%

True gross yield (all-in)

7.9%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 18: 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
$1.2M
+22%
Rental Income
+$237K
Total Position
$1.4M
+45%
7.8%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$511K
Total Position
$2.0M
+99%
7.1%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.2M
Total Position
$3.4M
+239%
6.3%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.1M
Total Position
$5.3M
+437%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$436 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1050 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $436 — positioned in the top tier
Generous 1050 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 4.5% 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

36% occ.
3.9%
$3,471/mo
46% occ.
5.0%
$4,479/mo
56% occ.
6.1%
$5,488/mo
current
66% occ.
7.2%
$6,496/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.