Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos
Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 2Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 3Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 4Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos — image 5
Grade Avillaluxury✓ AL 99987 · Register-verified

Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

4.4%

True Gross Yield

54%

Occupancy

Projected Gross Revenue: €74,685/yr
Average Daily Rate: €382
+25.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%) — combined adjustment capped at +25%
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 88.6 / 100
Comparable Properties: 29
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.5% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,750
IS — Stamp duty (0.8%)€11,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,350
Total acquisition costs€147,270
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.4%

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: 3
Bathrooms: 6
Building: 295 m²
Land: 621 m²
Style: modern
Condition: new-build
Year Built: 2022
Energy Certificate: A+
Private Pool
View

AL licence 99987 — verified in the national register

This licence was matched against Turismo de Portugal's official RNAL register on 24 August 2026, not just copied from the listing. Under current law an AL registration transfers with the property; confirm the post-sale re-registration path under the Mais Habitação rules before completion.

Check licence 99987 in the official RNT register →

Design Features

curved balconies and rooflineextensive use of glass railingsintegrated outdoor dining arearooftop terrace with pergola

Score Breakdown

ROI
16.36
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
10.81
Rental Demand
5.35
Payback Speed
3
STR Suitability
4

Description

Ready for you in 2024, this stunning off-plan modern villa for sale sits in a charming coastal area of the Algarvian town Lagos. It offers privacy, elegant design, easy access to the beach, and all amenities. SIZE: Set on a plot of 621 m², the 2-level south-facing house of 295 m² enjoys a calm, well-established neighb

Location

📍 37.0953°N, 8.6838°W

Approximate location

· Lagos, Algarve, Portugal

Confirmed on the market today.

View this property on LiveAlgarve Realty →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
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Detached house in Rua Almada Negreiros, Pedra Alçada, Lagos

Lagos · Western Algarve · Ref BF-1192Source · LiveAlgarve Realty · listed 16 Apr 2026
Asking price
€1,490,000
Inquire — direct to agent
Bedrooms
3
Bathrooms
6
Built area
295 m²
Land
621 m²
Brixfox Score 89 · AFinancial analysis ↓

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AL licence 99987 — verified in the national register

This licence was matched against Turismo de Portugal's official RNAL register on 24 August 2026, not just copied from the listing. Under current law an AL registration transfers with the property; confirm the post-sale re-registration path under the Mais Habitação rules before completion.

Check licence 99987 in the official RNT register →

Property details

Year built: 2022
Energy: A+
Condition: new-build
AL licence: Register-verified (AL 99987)

Description

Ready for you in 2024, this stunning off-plan modern villa for sale sits in a charming coastal area of the Algarvian town Lagos. It offers privacy, elegant design, easy access to the beach, and all amenities. SIZE: Set on a plot of 621 m², the 2-level south-facing house of 295 m² enjoys a calm, well-established neighb

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€382
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
54%
Full-year estimate, market-calibrated
Projected annual revenue
€74,685
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
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F
M
A
M
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Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.9% of price, auto-calculated
€147,270
IMT (transfer tax, investment schedule)€111,750
Imposto de Selo (stamp duty)€11,920
Notary & registration€1,250
Legal fees€22,350
Renovation budget· Move-in ready. No renovation budgeted.
€
Furniture & STR launch· default ≈ €17,100/bedroom
€
All-in investment
€1,688,570
+13.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
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Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Lagos 5-yr avg — historical, not a forecast8%
Indicative total return
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••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Source · LiveAlgarve Realty

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.