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Detached house in Atalaia, Lagos
Detached house in Atalaia, Lagos — image 2Detached house in Atalaia, Lagos — image 3Detached house in Atalaia, Lagos — image 4Detached house in Atalaia, Lagos — image 5
Grade B+villabudget

Detached house in Atalaia, Lagos

Lagos · Western Algarve ·

€1M

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €89,126/yr
Average Daily Rate: €374
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 22.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 70.5 / 100
Comparable Properties: 6
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+42.4% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation (est. €900/m² × 353 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€317,700
(€247,100–€388,300)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

8.9%

True gross yield (all-in)

6.3%

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: 3
Bathrooms: 4
Building: 353 m²
Land: 3400 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor patiomultiple balconies/terraces

Score Breakdown

ROI
16.5
Visual Appeal
5
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.52
Payback Speed
3
STR Suitability
4

Description

Villa on a plot of 3400sqm, well located close to the Golf and the city. Excellent business opportunity as the house has been transformed into rooms to monetize, all with private w/c, kitchen, natural light, air conditioning, with private terraces or balconies and independent entrances, we have 8 T0's, 9-T1´s and 1-T2,

Location

📍 37.0894°N, 8.7044°W

· Lagos, Algarve, Portugal

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

Detached house in Atalaia, Lagos

Lagos · Western Algarve · Ref BF-1412 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,086,957
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
353 m²
Land
3400 m²
True net yield
4.5%
≈ $7,669/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 71 · 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: Exempt
Condition: needs-renovation

Description

Villa on a plot of 3400sqm, well located close to the Golf and the city. Excellent business opportunity as the house has been transformed into rooms to monetize, all with private w/c, kitchen, natural light, air conditioning, with private terraces or balconies and independent entrances, we have 8 T0's, 9-T1´s and 1-T2,

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)
$526/night
50% ($242)Brixfox estimate($526/night)200% ($968)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$60,321
Likely range $36,192 – $84,450
Airbnb data$526/night · 65% occupancy
Rental income
$526/night · 65% occ.
$116,002
Running costs (20%)
Utilities, cleaning, maintenance
-$23,200
Income tax (10%)
Indonesian rental income tax
-$32,481
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$60,321

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
7.5%
6.7%
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

9.5%

Annual Revenue

$116,002

Income Tax / yr

$10,150

Payback

22 yrs

True All-In Cost
Asking price$1,086,957
IMT — transfer tax (non-resident 7.5%)$81,522
Stamp duty (0.8%)$8,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,219,891

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 15: 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
$1.2M
+22%
Rental Income
+$295K
Total Position
$1.5M
+51%
8.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$636K
Total Position
$2.1M
+112%
7.8%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.5M
Total Position
$3.7M
+268%
6.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.6M
Total Position
$5.9M
+488%
6.1%/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
5.5% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$484 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
3400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $484 — positioned in the top tier
Generous 3400 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

45% occ.
5.6%
$5,068/mo
55% occ.
6.8%
$6,189/mo
65% occ.
8.1%
$7,309/mo
current
75% occ.
9.3%
$8,429/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.