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Detached house in Rua João Bráz, Atalaia, Lagos
Detached house in Rua João Bráz, Atalaia, Lagos — image 2Detached house in Rua João Bráz, Atalaia, Lagos — image 3Detached house in Rua João Bráz, Atalaia, Lagos — image 4Detached house in Rua João Bráz, Atalaia, Lagos — image 5
Grade Bvilla

Detached house in Rua João Bráz, Atalaia, Lagos

Lagos · Western Algarve ·

€2.6M

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

5.8%

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: €172,513/yr
Average Daily Rate: €759
Payback Period: 28.6 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.5M
Brixfox Score: 64.9 / 100
Comparable Properties: 9
Data Confidence: 68%
Search Radius: 4 km

True Investment Cost

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

€3.0M

+15.6% 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 (est. €200/m² × 528 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€105,600
(€52,800–€158,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€3.0M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: 5
Bathrooms: 6
Building: 528 m²
Year Built: 2025

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
13.22
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.23
Payback Speed
2
STR Suitability
4

Description

Contemporary Coastal Luxury Villa on an 1,800m² South-Facing Plot in Atalaia, Lagos Occupying a privileged south-facing 1,800m² plot in one of Lagos' most desirable residential locations, this exceptional contemporary villa offers 528m² of beautifully crafted living space, combining refined coastal architecture, cutti

Location

📍 37.1011°N, 8.6975°W

· Lagos, Algarve, Portugal

Listed by MOVE Algarve via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Lagos — photo 2 of 5
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5-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua João Bráz, Atalaia, Lagos

Lagos · Western Algarve · Ref BF-91319 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,798,913
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
528 m²
True net yield
3.5%
≈ $14,802/mo net after costs & tax
5-yr total return (net + appreciation)
9.7% / yr avg
Payback in ~29 yrs from rent
Brixfox Score 65 · 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

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Property details

Year built: 2025

Description

Contemporary Coastal Luxury Villa on an 1,800m² South-Facing Plot in Atalaia, Lagos Occupying a privileged south-facing 1,800m² plot in one of Lagos' most desirable residential locations, this exceptional contemporary villa offers 528m² of beautifully crafted living space, combining refined coastal architecture, cutti

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)
$1,062/night
50% ($531)Brixfox estimate($1,062/night)200% ($2,124)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$116,178
Likely range $69,707 – $162,649
Airbnb data$1,062/night · 62% occupancy
Rental income
$1,062/night · 62% occ.
$223,418
Running costs (20%)
Utilities, cleaning, maintenance
-$44,684
Income tax (28%)
Non-resident IRS (Cat. F)
-$62,557
Net income
4.2% ROI
$116,178

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.5%

on all-in cost of $3,073,940

Scenario
Pre-tax
After-tax
Owner-managed
5.8%
5.1%
Fully-managed
4.1%
3.5%
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

7.3%

Annual Revenue

$223,418

Income Tax / yr

$19,549

Payback

29 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.

$15.5M$11.6M$7.7M$3.9M$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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.1M
+22%
Rental Income
+$567K
Total Position
$3.7M
+44%
7.5%/yr
Year 10
Capital Value
$3.8M
+48%
Rental Income
+$1.2M
Total Position
$5.0M
+96%
6.9%/yr
Year 20
Capital Value
$5.6M
+119%
Rental Income
+$2.9M
Total Position
$8.5M
+231%
6.2%/yr
Year 30
Capital Value
$8.4M
+224%
Rental Income
+$5.1M
Total Position
$13.4M
+422%
5.7%/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

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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
4.2% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$977 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 $977 — 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 4.2% 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

42% occ.
3.0%
$7,097/mo
52% occ.
3.8%
$8,776/mo
62% occ.
4.5%
$10,456/mo
current
72% occ.
5.2%
$12,136/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.