House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos
House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos — image 2House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos — image 3House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos — image 4House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos — image 5
Grade Bvillaluxury

House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €89,458/yr
Average Daily Rate: €415
Payback Period: 33.5 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.8M
Brixfox Score: 64.2 / 100
Comparable Properties: 11
Data Confidence: 79%
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)

3.7%

True gross yield (all-in)

3.3%

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
Bathrooms: 5
Building: 294 m²
Land: 568 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolfloor-to-ceiling glass wallsopen-plan livingminimalist landscaping

Score Breakdown

ROI
11.25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
10.58
Rental Demand
5.9
Payback Speed
0
STR Suitability
3

Description

In the heart of Lagos, where the blue of the Atlantic meets the grandeur of the cliffs, this 4 bedroom villa elevates the concept of living with authenticity and sophistication. Each space has been designed for those looking for a perfect balance between contemporary design, absolute comfort and proximity to some of th

Location

📍 37.0889°N, 8.6728°W

· Lagos, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Estrada da Ponta da Piedade, Praia Dona Ana, Lagos Cidade, Lagos

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

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.9%
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
2.4%
$5,228/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
41.6 yr
Rental only

Property details

Year built: 2027
Energy: A+
Condition: new-build

Description

In the heart of Lagos, where the blue of the Atlantic meets the grandeur of the cliffs, this 4 bedroom villa elevates the concept of living with authenticity and sophistication. Each space has been designed for those looking for a perfect balance between contemporary design, absolute comfort and proximity to some of th

Income Breakdown

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Nightly Rate (ADR)
$601/night
50% ($277)Brixfox estimate($601/night)200% ($1106)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$62,739
Airbnb data$601/night · 59% occupancy
Rental income
$601/night · 59% occ.
$129,432
Running costs (20%)
Utilities, cleaning, maintenance
-$25,886
Income tax (10%)
Indonesian rental income tax
-$36,241
Property tax
Annual property tax
-$4,565
Net income
2.4% ROI
$62,739

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
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,931,087

Gross yield (asking)

5.0%

True gross yield (all-in)

4.4%

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.

$12.1M$9.1M$6.1M$3.0M$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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$306K
Total Position
$3.2M
+34%
6.1%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$662K
Total Position
$4.2M
+76%
5.8%/yr
Year 20
Capital Value
$5.3M
+119%
Rental Income
+$1.6M
Total Position
$6.8M
+184%
5.4%/yr
Year 30
Capital Value
$7.8M
+224%
Rental Income
+$2.7M
Total Position
$10.5M
+339%
5.1%/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
2.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$553 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
568 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $553 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 568 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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

39% occ.
2.1%
$4,610/mo
49% occ.
2.7%
$5,890/mo
59% occ.
3.3%
$7,170/mo
current
69% occ.
3.9%
$8,450/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.