Semi-detached house in Estrada Ponta da Piedade 5,6,7,8,9,10, 11, Praia Dona Ana, Lagos
Grade B+villaluxury

Semi-detached house in Estrada Ponta da Piedade 5,6,7,8,9,10, 11, Praia Dona Ana, Lagos

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €115,646/yr
Average Daily Rate: €540
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 42.9 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.2M
Brixfox Score: 65.1 / 100
Comparable Properties: 13
Data Confidence: 80%
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

+12.4% 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€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.7M

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.3%

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: 295 m²
Style: modern
Condition: new-build
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolminimalist architecturelarge sliding glass doorsprivate balcony

Score Breakdown

ROI
9.16
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.86
Payback Speed
1
STR Suitability
4

Description

Have you ever imagined living in luxury light house, in the Algarve? Welcome to Light Houses, a rare collection of luxury villas set in one of Lagos’ most extraordinary coastal positions — where protected nature meets the Atlantic. Designed by renowned architect Mário Martins, each villa offers around 300 square met

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Semi-detached house in Estrada Ponta da Piedade 5,6,7,8,9,10, 11, Praia Dona Ana, Lagos
Idealista.pt
Source verified

Semi-detached house in Estrada Ponta da Piedade 5,6,7,8,9,10, 11, Praia Dona Ana, Lagos

Lagos · Western Algarve · Freehold · Ref BF-7819
Ownership
Freehold
Bedrooms
4
Built area
295 m²
True net yield
2.3%
≈ $9,643/mo net after costs & tax
Brixfox Score 65 · B+

Property details

Condition: new-build
View: countryside

Description

Have you ever imagined living in luxury light house, in the Algarve? Welcome to Light Houses, a rare collection of luxury villas set in one of Lagos’ most extraordinary coastal positions — where protected nature meets the Atlantic. Designed by renowned architect Mário Martins, each villa offers around 300 square met

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$777/night
50% ($357)Brixfox estimate($777/night)200% ($1429)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$80,030
Airbnb data$777/night · 59% occupancy
Rental income
$777/night · 59% occ.
$153,903
Running costs (20%)
Utilities, cleaning, maintenance
-$30,781
Income tax (10%)
Indonesian rental income tax
-$43,093
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$80,030

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.3%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
4.0%
3.6%
Fully-managed
2.8%
2.3%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

5.4%

Annual Revenue

$153,903

Income Tax / yr

$13,466

Payback

43 yrs

True All-In Cost
Asking price$2,608,696
IMT — transfer tax (non-resident 7.5%)$195,652
Stamp duty (0.8%)$20,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,867,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$13.0M$9.7M$6.5M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$391K
Total Position
$3.3M
+38%
6.6%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$844K
Total Position
$4.4M
+83%
6.2%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$2.0M
Total Position
$7.2M
+202%
5.7%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$3.5M
Total Position
$11.3M
+370%
5.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$714 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $714 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.1% 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

39% occ.
2.9%
$6,389/mo
49% occ.
3.7%
$8,043/mo
59% occ.
4.5%
$9,696/mo
current
69% occ.
5.2%
$11,350/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$2,608,696
2.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 6 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.