Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos
Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos — image 2Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos — image 3Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos — image 4Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Bvillaluxury

Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€1.9M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €72,637/yr
Average Daily Rate: €425
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 31.7 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €3.0M
Brixfox Score: 62.2 / 100
Comparable Properties: 46
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.

€2.1M

+13.6% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€138,750
IS — Stamp duty (0.8%)€14,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€27,750
Total acquisition costs€182,550
Renovation (est. €55/m² × 285 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,675
(€8,550–€22,800)
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.5%

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
Building: 285 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large landscaped gardenscurved swimming poolextensive outdoor living spacepanoramic views

Score Breakdown

ROI
11.47
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
4.69
Payback Speed
0
STR Suitability
3

Description

Detached 3 bedroom villa with sea views for sale in Lagos. Located in the parish of Luz, in the municipality of Lagos, this residence is positioned on top of an impressive 24,800 square metre plot, fully walled, close to the golf course. It offers 360º panoramic views over the sea and the city of Lagos to Carvoeiro

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Frederico Rato, Pedra Alçada, Lagos Cidade, Lagos

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
285 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$511K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$4,268/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
39.3 yr
Rental only

Property details

Condition: good

Description

Detached 3 bedroom villa with sea views for sale in Lagos. Located in the parish of Luz, in the municipality of Lagos, this residence is positioned on top of an impressive 24,800 square metre plot, fully walled, close to the golf course. It offers 360º panoramic views over the sea and the city of Lagos to Carvoeiro

Income Breakdown

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Nightly Rate (ADR)
$615/night
50% ($283)Brixfox estimate($615/night)200% ($1132)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$51,215
Airbnb data$615/night · 47% occupancy
Rental income
$615/night · 47% occ.
$105,258
Running costs (20%)
Utilities, cleaning, maintenance
-$21,052
Income tax (10%)
Indonesian rental income tax
-$29,472
Property tax
Annual property tax
-$3,519
Net income
2.5% ROI
$51,215

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$2,010,870
IMT (transfer tax, investment schedule)$150,815
Imposto de Selo (stamp duty)$16,087
Notary & registration$1,359
Legal / due diligence$30,163
Total acquisition costs$198,424
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,038
($9,293–$24,783)
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,282,092

Gross yield (asking)

5.2%

True gross yield (all-in)

4.6%

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.

$9.5M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$250K
Total Position
$2.5M
+35%
6.2%/yr
Year 10
Capital Value
$2.7M
+48%
Rental Income
+$540K
Total Position
$3.3M
+77%
5.9%/yr
Year 20
Capital Value
$4.1M
+119%
Rental Income
+$1.3M
Total Position
$5.3M
+188%
5.4%/yr
Year 30
Capital Value
$6.0M
+224%
Rental Income
+$2.2M
Total Position
$8.2M
+346%
5.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$566 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

Premium nightly rate of $566 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below 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.
2.2%
$3,637/mo
40% occ.
3.0%
$4,947/mo
47% occ.
3.5%
$5,846/mo
current
57% occ.
4.3%
$7,156/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.