Detached house in Pedra Alçada, Lagos
Detached house in Pedra Alçada, Lagos — image 2Detached house in Pedra Alçada, Lagos — image 3Detached house in Pedra Alçada, Lagos — image 4Detached house in Pedra Alçada, Lagos — image 5
Grade B+villaluxury

Detached house in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

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: €78,716/yr
Average Daily Rate: €411
Payback Period: 23.7 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 69 / 100
Comparable Properties: 16
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.

€1.6M

+14.3% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€104,625
IS — Stamp duty (0.8%)€11,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,925
Total acquisition costs€137,960
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)€1.6M

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 4
Bathrooms: 5
Building: 300 m²
Land: 1100 m²
Style: modern
Condition: excellent
Year Built: 2021
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass sliding doorsstone accent wallscantilevered upper floor

Score Breakdown

ROI
14.27
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.24
Payback Speed
1
STR Suitability
3

Description

Prestigious Contemporary 4-Bedroom Villa with Swimming Pool – Atalaia, Lagos Located in one of the most sought-after residential areas of Lagos, this contemporary villa stands out for its construction quality, energy efficiency, and the natural way indoor and outdoor spaces connect, creating a balanced, bright, and fu

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Pedra Alçada, Lagos

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
300 m²
Land Plot
1100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$385K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$4,707/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
26.8 yr
Rental only

Property details

Year built: 2021
Energy: A+
Condition: excellent

Description

Prestigious Contemporary 4-Bedroom Villa with Swimming Pool – Atalaia, Lagos Located in one of the most sought-after residential areas of Lagos, this contemporary villa stands out for its construction quality, energy efficiency, and the natural way indoor and outdoor spaces connect, creating a balanced, bright, and fu

Income Breakdown

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Nightly Rate (ADR)
$594/night
50% ($273)Brixfox estimate($594/night)200% ($1093)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$56,487
Airbnb data$594/night · 52% occupancy
Rental income
$594/night · 52% occ.
$113,733
Running costs (20%)
Utilities, cleaning, maintenance
-$22,747
Income tax (10%)
Indonesian rental income tax
-$31,845
Property tax
Annual property tax
-$2,654
Net income
3.7% ROI
$56,487

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$1,516,304
IMT (transfer tax, investment schedule)$113,723
Imposto de Selo (stamp duty)$12,130
Notary & registration$1,359
Legal / due diligence$22,745
Total acquisition costs$149,957
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,731,641

Gross yield (asking)

7.5%

True gross yield (all-in)

6.6%

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.

$8.0M$6.0M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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
$1.7M
+22%
Rental Income
+$276K
Total Position
$2.0M
+41%
7.2%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$596K
Total Position
$2.7M
+91%
6.7%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$1.4M
Total Position
$4.5M
+219%
6.0%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$2.5M
Total Position
$7.0M
+402%
5.5%/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
3.7% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$547 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $547 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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

32% occ.
3.1%
$3,883/mo
42% occ.
4.1%
$5,148/mo
52% occ.
5.1%
$6,413/mo
current
62% occ.
6.1%
$7,678/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.