Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos
Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos — image 2Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos — image 3Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos — image 4Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos — image 5
Grade Bvilla

Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

57%

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: €75,904/yr
Average Daily Rate: €367
Payback Period: 39.5 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 58.7 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 2 km

True Investment Cost

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

€2.7M

+13.9% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€180,000
IS — Stamp duty (0.8%)€19,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,000
Total acquisition costs€236,450
Renovation (est. €200/m² × 300 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€60,000
(€30,000–€90,000)
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)€2.7M

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 4
Bathrooms: 5
Building: 300 m²
Year Built: 2025

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.6
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.67
Payback Speed
0
STR Suitability
3

Description

New 4-bedroom house with sea views and pool for sale in Lagos, with contemporary architecture and high-quality finishes. Located 300 meters from Camilo Beach, 500 meters from Dona Ana Beach and Ponta da Piedade, completion is scheduled for June 2025. This property offers a luxurious lifestyle, highlighted by thermal

Location

📍 37.0868°N, 8.6718°W

· Lagos, Algarve, Portugal

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

Detached house in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos

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

Grade B investment — short-term rental yields 2.0% 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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$663K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$4,370/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
49.7 yr
Rental only

Property details

Year built: 2025

Description

New 4-bedroom house with sea views and pool for sale in Lagos, with contemporary architecture and high-quality finishes. Located 300 meters from Camilo Beach, 500 meters from Dona Ana Beach and Ponta da Piedade, completion is scheduled for June 2025. This property offers a luxurious lifestyle, highlighted by thermal

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$530/night
50% ($244)Brixfox estimate($530/night)200% ($976)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$52,441
Airbnb data$530/night · 57% occupancy
Rental income
$530/night · 57% occ.
$109,627
Running costs (20%)
Utilities, cleaning, maintenance
-$21,925
Income tax (10%)
Indonesian rental income tax
-$30,696
Property tax
Annual property tax
-$4,565
Net income
2.0% ROI
$52,441

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$2,608,696
IMT (transfer tax, investment schedule)$195,652
Imposto de Selo (stamp duty)$20,870
Notary & registration$1,359
Legal / due diligence$39,130
Total acquisition costs$257,011
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$65,217
($32,609–$97,826)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$2,969,565

Gross yield (asking)

4.2%

True gross yield (all-in)

3.7%

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.

$11.6M$8.7M$5.8M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.4M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$256K
Total Position
$3.2M
+32%
5.8%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$553K
Total Position
$4.1M
+71%
5.5%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$1.3M
Total Position
$6.6M
+173%
5.2%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$2.3M
Total Position
$10.1M
+320%
4.9%/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
Weak
2.0% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$488 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 $488 — 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 2.0% 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

37% occ.
1.7%
$3,757/mo
47% occ.
2.2%
$4,886/mo
57% occ.
2.8%
$6,015/mo
current
67% occ.
3.3%
$7,143/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.