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 Avillaluxury

Detached house in Atalaia, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.0%

True Gross Yield

51%

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: €146,089/yr
Average Daily Rate: €788
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 22.0 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €4.1M
Brixfox Score: 75.9 / 100
Comparable Properties: 12
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€2.9M

+12.6% over asking

Asking price€2.6M
IMT — Property transfer tax (investment schedule)€193,125
IS — Stamp duty (0.8%)€20,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€38,625
Total acquisition costs€253,600
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)€2.9M

Gross yield (asking price)

5.7%

True gross yield (all-in)

5.0%

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: 6
Building: 402 m²
Land: 1800 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge pool with mosaic tilesminimalist landscaping with sculptural plantslarge glass sliding doors for indoor-outdoor livingflat roof architecture

Score Breakdown

ROI
14.78
Visual Appeal
16.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.08
Payback Speed
1
STR Suitability
3

Description

Designer Home in Prime Location Nestled in a quiet, prestigious urbanization, this exceptional residence offers the perfect blend of privacy, tranquility, and contemporary luxury. Step into a home where modern elegance meets effortless comfort. The unique four-bedroom layout is thoughtfully designed to accommodate both

Location

📍 37.0980°N, 8.6989°W

· Lagos, Algarve, Portugal

View on Engel & Völkers Lagos →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Atalaia, Lagos

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
402 m²
Land Plot
1800 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+9.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$711K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$8,765/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
26.6 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Designer Home in Prime Location Nestled in a quiet, prestigious urbanization, this exceptional residence offers the perfect blend of privacy, tranquility, and contemporary luxury. Step into a home where modern elegance meets effortless comfort. The unique four-bedroom layout is thoughtfully designed to accommodate both

Income Breakdown

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Nightly Rate (ADR)
$1,142/night
50% ($525)Brixfox estimate($1,142/night)200% ($2101)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$105,176
Airbnb data$1,142/night · 51% occupancy
Rental income
$1,142/night · 51% occ.
$211,682
Running costs (20%)
Utilities, cleaning, maintenance
-$42,336
Income tax (10%)
Indonesian rental income tax
-$59,271
Property tax
Annual property tax
-$4,898
Net income
3.8% ROI
$105,176

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$2,798,913
IMT (transfer tax, investment schedule)$209,918
Imposto de Selo (stamp duty)$22,391
Notary & registration$1,359
Legal / due diligence$41,984
Total acquisition costs$275,652
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,149,565

Gross yield (asking)

7.6%

True gross yield (all-in)

6.7%

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.

$14.9M$11.2M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.6M
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 20: 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
$3.1M
+22%
Rental Income
+$514K
Total Position
$3.6M
+42%
7.2%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$1.1M
Total Position
$4.9M
+91%
6.7%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$2.6M
Total Position
$8.2M
+220%
6.0%/yr
Year 30
Capital Value
$8.4M
+224%
Rental Income
+$4.6M
Total Position
$13.0M
+403%
5.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$1051 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1051 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1800 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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

31% occ.
3.0%
$7,077/mo
41% occ.
4.1%
$9,508/mo
51% occ.
5.1%
$11,940/mo
current
61% occ.
6.2%
$14,372/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.