Detached house in Atalaia, Lagos
Detached house in Atalaia, Lagos — image 2Detached house in Atalaia, Lagos — image 3Detached house in Atalaia, Lagos — image 4Detached house in Atalaia, Lagos — image 5
Grade B+villamid-range

Detached house in Atalaia, Lagos

Lagos · Western Algarve ·

€860,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

46%

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: €56,254/yr
Average Daily Rate: €335
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 19.1 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 73.7 / 100
Comparable Properties: 54
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.

€976,020

+13.5% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation (est. €55/m² × 158 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,690
(€4,740–€12,640)
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)€976,020

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.8%

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: 2
Building: 158 m²
Land: 697 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecture with terracotta roof tileslarge sunroom with exposed wooden beams and extensive glazingmultiple outdoor seating areasprivate swimming pool with fenced perimeter

Score Breakdown

ROI
15.84
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
4.59
Payback Speed
2
STR Suitability
3

Description

Set in a quiet and private position near Boavista Golf & Spa, this beautifully presented single-storey villa offers the kind of easy, low-maintenance lifestyle that buyers come to Lagos forsun, space, and seamless indoor-outdoor living. With a private pool, generous terraces, and bright open interiors, this home is pe

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Detached house in Atalaia, Lagos

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
158 m²
Land Plot
697 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+9.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$238K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$3,389/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
23.0 yr
Rental only

Property details

Year built: 2002
Energy: C
Condition: good

Description

Set in a quiet and private position near Boavista Golf & Spa, this beautifully presented single-storey villa offers the kind of easy, low-maintenance lifestyle that buyers come to Lagos forsun, space, and seamless indoor-outdoor living. With a private pool, generous terraces, and bright open interiors, this home is pe

Income Breakdown

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Nightly Rate (ADR)
$485/night
50% ($223)Brixfox estimate($485/night)200% ($893)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$40,668
Airbnb data$485/night · 46% occupancy
Rental income
$485/night · 46% occ.
$81,354
Running costs (20%)
Utilities, cleaning, maintenance
-$16,271
Income tax (10%)
Indonesian rental income tax
-$22,779
Property tax
Annual property tax
-$1,636
Net income
4.4% ROI
$40,668

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,446
($5,152–$13,739)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,058,717

Gross yield (asking)

8.7%

True gross yield (all-in)

7.7%

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.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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
$1.0M
+22%
Rental Income
+$199K
Total Position
$1.2M
+45%
7.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$429K
Total Position
$1.7M
+98%
7.1%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.0M
Total Position
$2.9M
+236%
6.2%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.8M
Total Position
$4.6M
+431%
5.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.4% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$446 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
697 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $446 — positioned in the top tier
Generous 697 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 4.4% 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.
3.8%
$2,963/mo
40% occ.
5.1%
$3,996/mo
46% occ.
5.9%
$4,609/mo
current
56% occ.
7.2%
$5,642/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.