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

Detached house in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.1%

True Gross Yield

67%

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: €223,396/yr
Average Daily Rate: €917
Payback Period: 7.2 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 85 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€1.7M

+14.6% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

15.0%

True gross yield (all-in)

13.1%

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: 5
Bathrooms: 7
Building: 295 m²
Land: 621 m²
Style: modern
Condition: new-build
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconies and rooflinerooftop terrace with jacuzzilarge glass sliding doorsinfinity-edge style pool

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
10.81
Rental Demand
7.75
Payback Speed
5
STR Suitability
3

Description

Quality and attention to detail are evident everywhere in this brand new 5 bedroom home - from the design to the finishing materials and appliances, this is a 5* home. The ground floor hosts the entrance hall with a staircase leasing to the upper level or lower level. From the entrance, you flow into the living / dini

Location

📍 37.0934°N, 8.6830°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Pedra Alçada, Lagos Cidade, Lagos

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
295 m²
Land Plot
621 m²
Tenure
Freehold
Yield Curve Status

Grade A+ investment — short-term rental yields 11.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score85
GradeA+
Brixfox Intelligence
85A+Excellent
Score Breakdown
ROI & Yield94%
Capital Growth89%
Risk Profile86%
Market Demand85%

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
+17.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$412K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.9%
$16,015/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Property details

Year built: 2022
Energy: A+
Condition: new-build

Description

Quality and attention to detail are evident everywhere in this brand new 5 bedroom home - from the design to the finishing materials and appliances, this is a 5* home. The ground floor hosts the entrance hall with a staircase leasing to the upper level or lower level. From the entrance, you flow into the living / dini

Income Breakdown

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Nightly Rate (ADR)
$1,325/night
50% ($610)Brixfox estimate($1,325/night)200% ($2439)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Yearly income
$192,174
Airbnb data$1,325/night · 78% occupancy
Rental income
$1,325/night · 78% occ.
$375,016
Running costs (20%)
Utilities, cleaning, maintenance
-$75,003
Income tax (10%)
Indonesian rental income tax
-$105,005
Property tax
Annual property tax
-$2,834
Net income
11.9% ROI
$192,174

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$1,619,565
IMT (transfer tax, investment schedule)$121,467
Imposto de Selo (stamp duty)$12,957
Notary & registration$1,359
Legal / due diligence$24,293
Total acquisition costs$160,076
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,854,641

Gross yield (asking)

23.2%

True gross yield (all-in)

20.2%

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.

$15.2M$11.4M$7.6M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$939K
Total Position
$2.8M
+85%
13.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$2.0M
Total Position
$4.2M
+184%
11.0%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$4.8M
Total Position
$8.0M
+438%
8.8%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$8.4M
Total Position
$13.2M
+789%
7.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.9% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$1219 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
621 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.9% — outperforms most villas in this market
Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $1219 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

58% occ.
11.9%
$15,996/mo
68% occ.
13.9%
$18,818/mo
78% occ.
16.0%
$21,640/mo
current
88% occ.
18.1%
$24,462/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.