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 Avillaluxury

House in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €108,293/yr
Average Daily Rate: €629
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 17.0 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 77.6 / 100
Comparable Properties: 6
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+14.0% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,125
IS — Stamp duty (0.8%)€11,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,425
Total acquisition costs€147,760
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)€1.7M

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.4%

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: 5
Building: 300 m²
Land: 1100 m²
Style: modern
Condition: excellent
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered upper floorlong rectangular poolsolar panelsstone cladding accentlarge glass panels

Score Breakdown

ROI
16.81
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.72
Payback Speed
2
STR Suitability
3

Description

Contemporary T4 Prestige Villa with Lap 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 highly functional liv

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on ELYSEEUM INVESTMENT AND INTERMEDIATION LDA →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

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 A investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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%
+$413K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$6,629/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
20.4 yr
Rental only

Property details

Energy: A+
Condition: excellent

Description

Contemporary T4 Prestige Villa with Lap 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 highly functional liv

Income Breakdown

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Nightly Rate (ADR)
$920/night
50% ($423)Brixfox estimate($920/night)200% ($1692)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$79,545
Airbnb data$920/night · 47% occupancy
Rental income
$920/night · 47% occ.
$158,440
Running costs (20%)
Utilities, cleaning, maintenance
-$31,688
Income tax (10%)
Indonesian rental income tax
-$44,363
Property tax
Annual property tax
-$2,844
Net income
4.9% ROI
$79,545

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$1,625,000
IMT (transfer tax, investment schedule)$121,875
Imposto de Selo (stamp duty)$13,000
Notary & registration$1,359
Legal / due diligence$24,375
Total acquisition costs$160,609
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,850,989

Gross yield (asking)

9.8%

True gross yield (all-in)

8.6%

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.

$9.6M$7.2M$4.8M$2.4M$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 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
$1.8M
+22%
Rental Income
+$389K
Total Position
$2.2M
+48%
8.1%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$839K
Total Position
$3.1M
+104%
7.4%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$2.0M
Total Position
$5.2M
+251%
6.5%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$3.5M
Total Position
$8.3M
+457%
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
Average
47% average occupancy
Nightly Rate
Strong
$846 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $846 — positioned in the top tier
Stunning visuals with 9/10 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 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

30% occ.
4.2%
$5,638/mo
40% occ.
5.6%
$7,596/mo
47% occ.
6.6%
$9,004/mo
current
57% occ.
8.1%
$10,963/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.