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House in Pedra Alçada, Lagos
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Grade Avillamid-range✓ AL Licensed · 102/AL

House in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€995,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

62%

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: €87,073/yr
Average Daily Rate: €388
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 22.8 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 77.6 / 100
Comparable Properties: 48
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.1% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 223 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,265
(€6,690–€17,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.7%

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: 3
Building: 223 m²
Land: 1050 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewayoutdoor BBQ areamultiple outdoor dining areastraditional green shutters

Score Breakdown

ROI
16.17
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.16
Payback Speed
3
STR Suitability
4

Description

Ref. M102 LAGOS - ATALAIA Excellent villa, located in the urbanization of Atalaia, built on a plot of 1,050 m², flat and very close to Golf da Boavista. This house consists of 3 bedrooms, with good wardrobes (1 of them en suite), a very spacious living room with wood burning stove and a spacious kitchen, good pantry/

Location

📍 37.1005°N, 8.6862°W

· Lagos, Algarve, Portugal

View this property on Local Properties →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Local Properties
3-bedroom freehold villa in Lagos — photo 2 of 5
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3-bedroom freehold villa in Lagos — photo 5 of 5

House in Pedra Alçada, Lagos

Lagos · Western Algarve · Ref BF-1728 Source verified · Local Properties · listed 3 Jun 2026
Asking price · Freehold
$1,081,522
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
223 m²
Land
1050 m²
True net yield
4.4%
≈ $7,475/mo net after costs & tax
5-yr total return (net + appreciation)
11.0% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 78 · A

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...
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AL Licensed · 102/AL

Alojamento Local registration found in the listing — verify with the agency that the licence is current and clarify the post-sale re-registration path under Mais Habitação rules.

Property details

Year built: 2000
Energy: B-
Condition: good

Description

Ref. M102 LAGOS - ATALAIA Excellent villa, located in the urbanization of Atalaia, built on a plot of 1,050 m², flat and very close to Golf da Boavista. This house consists of 3 bedrooms, with good wardrobes (1 of them en suite), a very spacious living room with wood burning stove and a spacious kitchen, good pantry/

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)
$545/night
50% ($251)Brixfox estimate($545/night)200% ($1003)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$58,965
Likely range $35,378 – $82,550
Airbnb data$545/night · 62% occupancy
Rental income
$545/night · 62% occ.
$113,393
Running costs (20%)
Utilities, cleaning, maintenance
-$22,679
Income tax (10%)
Indonesian rental income tax
-$31,750
Property tax
Annual property tax
-$0
Net income
5.5% ROI
$58,965

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.4%
6.6%
Fully-managed
5.2%
4.4%
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

9.3%

Annual Revenue

$113,393

Income Tax / yr

$9,922

Payback

23 yrs

True All-In Cost
Asking price$1,081,522
IMT — transfer tax (non-resident 7.5%)$81,114
Stamp duty (0.8%)$8,652
Notary + registry$2,174
Legal$13,303
Furnishing + STR launch$27,174
All-in cost$1,213,939

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.7M$5.0M$3.3M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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
+$288K
Total Position
$1.5M
+51%
8.5%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$622K
Total Position
$2.1M
+111%
7.7%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$1.5M
Total Position
$3.6M
+266%
6.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$2.6M
Total Position
$5.8M
+484%
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
62% average occupancy
Nightly Rate
Strong
$501 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1050 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $501 — positioned in the top tier
Generous 1050 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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.
5.4%
$4,823/mo
52% occ.
6.6%
$5,983/mo
62% occ.
7.9%
$7,144/mo
current
72% occ.
9.2%
$8,304/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.