Detached house in Avenida Paul Harris, Pedra Alçada, Lagos
Grade Bvilla

Detached house in Avenida Paul Harris, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €90,172/yr
Average Daily Rate: €416
Payback Period: 36.8 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.2M
Brixfox Score: 59.2 / 100
Comparable Properties: 10
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€3.1M

+16.4% over asking

Asking price€2.6M
IMT — Property transfer tax (investment schedule)€198,750
IS — Stamp duty (0.8%)€21,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€39,750
Total acquisition costs€260,950
Renovation (est. €200/m² × 677 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€135,400
(€67,700–€203,100)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€3.1M

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.9%

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
Building: 677 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.87
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.94
Payback Speed
0
STR Suitability
3

Description

Newly built luxury 4-bedroom contemporary-design villa with a heated pool and panoramic sea views, located in one of the most sought-after areas of Lagos, close to Praia de Porto de Mós and just a 15-minute walk from the historic town centre. Set on a plot of 1,099. 85 m², this exceptional contemporary villa offers a

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Detached house in Avenida Paul Harris, Pedra Alçada, Lagos

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
677 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$732K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$5,223/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.0 yr
Rental only

Property details

Description

Newly built luxury 4-bedroom contemporary-design villa with a heated pool and panoramic sea views, located in one of the most sought-after areas of Lagos, close to Praia de Porto de Mós and just a 15-minute walk from the historic town centre. Set on a plot of 1,099. 85 m², this exceptional contemporary villa offers a

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$601/night
50% ($277)Brixfox estimate($601/night)200% ($1106)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$62,682
Airbnb data$601/night · 59% occupancy
Rental income
$601/night · 59% occ.
$130,236
Running costs (20%)
Utilities, cleaning, maintenance
-$26,047
Income tax (10%)
Indonesian rental income tax
-$36,466
Property tax
Annual property tax
-$5,041
Net income
2.2% ROI
$62,682

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$2,880,435
IMT (transfer tax, investment schedule)$216,033
Imposto de Selo (stamp duty)$23,043
Notary & registration$1,359
Legal / due diligence$43,207
Total acquisition costs$283,641
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$147,174
($73,587–$220,761)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$3,349,891

Gross yield (asking)

4.5%

True gross yield (all-in)

3.9%

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.

$13.0M$9.8M$6.5M$3.3M$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 30: 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
$3.2M
+22%
Rental Income
+$306K
Total Position
$3.5M
+33%
5.9%/yr
Year 10
Capital Value
$3.9M
+48%
Rental Income
+$661K
Total Position
$4.6M
+73%
5.6%/yr
Year 20
Capital Value
$5.8M
+119%
Rental Income
+$1.5M
Total Position
$7.4M
+178%
5.2%/yr
Year 30
Capital Value
$8.6M
+224%
Rental Income
+$2.7M
Total Position
$11.3M
+328%
5.0%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $553 — 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 2.2% 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

39% occ.
1.9%
$4,617/mo
49% occ.
2.5%
$5,897/mo
59% occ.
3.0%
$7,177/mo
current
69% occ.
3.5%
$8,457/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.