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Detached house in Rua João Bráz, 3, Atalaia, Lagos
Grade B+villaluxury

Detached house in Rua João Bráz, 3, Atalaia, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

7.3%

True Gross Yield

62%

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: €212,425/yr
Average Daily Rate: €933
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 22.2 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.5M
Brixfox Score: 74.8 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€2.9M

+12.6% 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€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.9M

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.3%

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: 5
Building: 528 m²
Style: modern
Condition: excellent
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolminimalist white architecturelarge glass sliding doors

Score Breakdown

ROI
16.53
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.24
Payback Speed
3
STR Suitability
4

Description

What if your next home felt less like a villa and more like your own private resort? Set on an 1,800 m² landscaped plot in one of Lagos' most desirable residential areas, Villa Aqua delivers over 528 m² of contemporary living space designed around privacy, wellness, entertaining, and year-round Algarve living. Behind

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

Detached house in Rua João Bráz, 3, Atalaia, Lagos

Lagos · Western Algarve · Ref BF-87103 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,798,913
Ownership
Freehold
Bedrooms
5
Built area
528 m²
True net yield
4.5%
≈ $18,728/mo net after costs & tax
5-yr total return (net + appreciation)
10.6% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 75 · 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

Condition: excellent

Description

What if your next home felt less like a villa and more like your own private resort? Set on an 1,800 m² landscaped plot in one of Lagos' most desirable residential areas, Villa Aqua delivers over 528 m² of contemporary living space designed around privacy, wellness, entertaining, and year-round Algarve living. Behind

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)
$1,305/night
50% ($600)Brixfox estimate($1,305/night)200% ($2401)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$143,097
Likely range $85,859 – $200,336
Airbnb data$1,305/night · 62% occupancy
Rental income
$1,305/night · 62% occ.
$275,187
Running costs (20%)
Utilities, cleaning, maintenance
-$55,037
Income tax (10%)
Indonesian rental income tax
-$77,052
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$143,097

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.5%
Fully-managed
5.3%
4.5%
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

8.9%

Annual Revenue

$275,187

Income Tax / yr

$24,079

Payback

22 yrs

True All-In Cost
Asking price$2,798,913
IMT — transfer tax (non-resident 7.5%)$209,918
Stamp duty (0.8%)$22,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,073,940

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$16.8M$12.6M$8.4M$4.2M$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 16: 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
$3.1M
+22%
Rental Income
+$699K
Total Position
$3.8M
+49%
8.3%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$1.5M
Total Position
$5.3M
+107%
7.5%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$3.5M
Total Position
$9.2M
+256%
6.6%/yr
Year 30
Capital Value
$8.4M
+224%
Rental Income
+$6.3M
Total Position
$14.6M
+468%
6.0%/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
Good
5.1% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$1200 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 $1200 — 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
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

42% occ.
5.1%
$11,781/mo
52% occ.
6.2%
$14,559/mo
62% occ.
7.4%
$17,337/mo
current
72% occ.
8.6%
$20,115/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.