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Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos
Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos — image 2Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos — image 3Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos — image 4Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos — image 5
Grade B+villaluxury

Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€2.5M

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.1%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €200,018/yr
Average Daily Rate: €898
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 23.1 years
5-yr Capital Value: €2.9M
10-yr Capital Value: €3.4M
Brixfox Score: 74.2 / 100
Comparable Properties: 6
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€2.8M

+12.3% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
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)€2.8M

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.1%

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: 920 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolglass balcony railingslarge format sliding glass doorsminimalist landscaping

Score Breakdown

ROI
16.02
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.1
Payback Speed
3
STR Suitability
4

Description

Exclusive Luxury Villa - Experience Unmatched Style and Comfort! Under Construction Villa - LAGOS - Algarve! Luxury villa in Lagos, located in a prime area, featuring contemporary design and high-quality finishes. It offers 4 en-suite bedrooms with access to terraces, a spacious living and dining room, an open-plan ki

Location

📍 37.1199°N, 8.6655°W

· Lagos, Algarve, Portugal

Listed by Avenida Propriedades via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Lagos — photo 2 of 5
4-bedroom freehold villa in Lagos — photo 3 of 5
4-bedroom freehold villa in Lagos — photo 4 of 5
4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua Almada Negreiros, 9, Pedra Alçada, Lagos

Lagos · Western Algarve · Ref BF-87029 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,717,391
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
920 m²
True net yield
4.3%
≈ $17,557/mo net after costs & tax
5-yr total return (net + appreciation)
10.5% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 74 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: A
Condition: new-build
View: pool

Description

Exclusive Luxury Villa - Experience Unmatched Style and Comfort! Under Construction Villa - LAGOS - Algarve! Luxury villa in Lagos, located in a prime area, featuring contemporary design and high-quality finishes. It offers 4 en-suite bedrooms with access to terraces, a spacious living and dining room, an open-plan ki

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)
$1,257/night
50% ($578)Brixfox estimate($1,257/night)200% ($2313)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Indicative
Yearly income
$134,737
Likely range $80,842 – $188,632
Airbnb data$1,257/night · 61% occupancy
Rental income
$1,257/night · 61% occ.
$259,109
Running costs (20%)
Utilities, cleaning, maintenance
-$51,822
Income tax (10%)
Indonesian rental income tax
-$72,550
Property tax
Annual property tax
-$0
Net income
5.0% ROI
$134,737

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.3%

on all-in cost of $2,985,652

Scenario
Pre-tax
After-tax
Owner-managed
7.1%
6.3%
Fully-managed
5.1%
4.3%
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

8.7%

Annual Revenue

$259,109

Income Tax / yr

$22,672

Payback

23 yrs

True All-In Cost
Asking price$2,717,391
IMT — transfer tax (non-resident 7.5%)$203,804
Stamp duty (0.8%)$21,739
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,985,652

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$16.1M$12.1M$8.1M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$658K
Total Position
$3.7M
+48%
8.2%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$1.4M
Total Position
$5.1M
+105%
7.4%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$3.3M
Total Position
$8.8M
+252%
6.5%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$5.9M
Total Position
$14.0M
+460%
5.9%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
5.0% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$1156 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 $1156 — 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 5.0% 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

41% occ.
4.8%
$10,972/mo
51% occ.
6.0%
$13,649/mo
61% occ.
7.2%
$16,325/mo
current
71% occ.
8.4%
$19,001/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. Market factors in Portugal may impact actual yields.