Detached house in Rua Joao Braz, 3, Atalaia, Lagos
Detached house in Rua Joao Braz, 3, Atalaia, Lagos — image 2Detached house in Rua Joao Braz, 3, Atalaia, Lagos — image 3Detached house in Rua Joao Braz, 3, Atalaia, Lagos — image 4Detached house in Rua Joao Braz, 3, Atalaia, Lagos — image 5
villa

Detached house in Rua Joao Braz, 3, Atalaia, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

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.

True Investment Cost

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

€3.0M

+15.6% 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 (est. €200/m² × 528 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€105,600
(€52,800–€158,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€3.0M

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: 528 m²
Land: 1800 m²
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Description

Contemporary 5-Bedroom Luxury Villa with Sea Views, Pool & Sauna – Atalaia, Lagos A newly completed five-bedroom luxury villa located in the prestigious residential area of Atalaia, Lagos, just moments from Boavista Golf Resort and the beaches of Porto de Mós. Set on a south-facing 1,800 m² plot, this 528 m² residenc

Location

📍 37.0994°N, 8.6976°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Detached house in Rua Joao Braz, 3, Atalaia, Lagos

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

Grade C — 5%/yr capital appreciation in Lagos.

Go to Source via Idealista.pt

The Investment

Brixfox Score0
Grade—
Brixfox Intelligence
0—Weak
Score Breakdown
ROI & Yield0%
Capital Growth0%
Risk Profile5%
Market Demand0%

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
+5.4%
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
-0.2%
$-408/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
30+ yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A+

Description

Contemporary 5-Bedroom Luxury Villa with Sea Views, Pool & Sauna – Atalaia, Lagos A newly completed five-bedroom luxury villa located in the prestigious residential area of Atalaia, Lagos, just moments from Boavista Golf Resort and the beaches of Porto de Mós. Set on a south-facing 1,800 m² plot, this 528 m² residenc

Income Breakdown

Short-Term Rental

No STR data available for this property

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
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$114,783
($57,391–$172,174)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$3,233,804

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.

$9.0M$6.8M$4.5M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Today: $2.6M
Capital appreciation
Property value growing at +4%/yr based on Lagos market trends.
Year 5
Capital Value
$3.1M
+22%
Year 10
Capital Value
$3.8M
+48%
Year 20
Capital Value
$5.6M
+119%
Year 30
Capital Value
$8.4M
+224%

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
-0.2% annual return
Occupancy
Weak
0% average occupancy
Nightly Rate
Weak
$0 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
1800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 1800 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 -0.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

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.