T4 flat in Pedra Alçada, Lagos Cidade, Lagos
T4 flat in Pedra Alçada, Lagos Cidade, Lagos — image 2T4 flat in Pedra Alçada, Lagos Cidade, Lagos — image 3T4 flat in Pedra Alçada, Lagos Cidade, Lagos — image 4T4 flat in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T4 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€890,000

Asking Price (EUR)

12.9%

True Net Yield (Owner, all-in)

9.5%

True Net Yield (Managed, all-in)

14.9%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €149,201/yr
Average Daily Rate: €611
+3.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 8.8 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 83.9 / 100
Comparable Properties: 11
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.4% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

16.8%

True gross yield (all-in)

14.9%

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: 2
Building: 175 m²
Style: modern
Condition: excellent
Year Built: 2025
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan livingintegrated kitchen appliancesrecessed lighting

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
5.5
Rental Demand
7.4
Payback Speed
5
STR Suitability
4

Description

T3+1 apartment in the final stages of construction, located in a 4-story building. Situated in the city center of Lagos. Property with excellent finishes. Comprises an open-plan living room and kitchen, 2 bathrooms, 4 bedrooms, one of which is a suite. Bedrooms with built-in wardrobes. The apartment has a gross area

Location

📍 37.1005°N, 8.6837°W

· Lagos, Algarve, Portugal

View on Goodways →Also on Idealista.pt
T4 flat in Pedra Alçada, Lagos Cidade, Lagos
Idealista.pt
Source verified

T4 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1956
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
175 m²
True net yield
11.4%
≈ $15,900/mo net after costs & tax
Brixfox Score 84 · A

Property details

Year built: 2025
Energy: A
Condition: excellent

Description

T3+1 apartment in the final stages of construction, located in a 4-story building. Situated in the city center of Lagos. Property with excellent finishes. Comprises an open-plan living room and kitchen, 2 bathrooms, 4 bedrooms, one of which is a suite. Bedrooms with built-in wardrobes. The apartment has a gross area

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$880/night
50% ($405)Brixfox estimate($880/night)200% ($1619)
Occupancy
74%
10%Brixfox estimate(74%)100%

Short-Term Rental

Yearly income
$114,444
Airbnb data$880/night · 74% occupancy
Rental income
$880/night · 74% occ.
$220,084
Running costs (20%)
Utilities, cleaning, maintenance
-$44,017
Income tax (10%)
Indonesian rental income tax
-$61,623
Property tax
Annual property tax
-$0
Net income
11.8% ROI
$114,444

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

11.4%

on all-in cost of $1,070,453

Scenario
Pre-tax
After-tax
Owner-managed
17.8%
16.0%
Fully-managed
13.2%
11.4%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

20.6%

Annual Revenue

$220,084

Income Tax / yr

$19,258

Payback

9 yrs

True All-In Cost
Asking price$967,391
IMT — transfer tax (non-resident 7.5%)$72,554
Stamp duty (0.8%)$7,739
Notary + registry$2,174
Legal$11,899
Furnishing + STR launch$8,696
All-in cost$1,070,453

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.1M$6.8M$4.5M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
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
$1.1M
+22%
Rental Income
+$559K
Total Position
$1.6M
+84%
13.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.2M
Total Position
$2.5M
+184%
11.0%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.8M
Total Position
$4.8M
+437%
8.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$5.0M
Total Position
$7.9M
+787%
7.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Good
74% average occupancy
Nightly Rate
Strong
$809 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $809 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

54% occ.
12.6%
$10,119/mo
64% occ.
14.9%
$11,992/mo
74% occ.
17.2%
$13,865/mo
current
84% occ.
19.5%
$15,738/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$967,391
11.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.