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Semi-detached house in Atalaia, Lagos
Grade B+villamid-range

Semi-detached house in Atalaia, Lagos

Lagos · Western Algarve ·

€560,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

58%

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: €51,190/yr
Average Daily Rate: €243
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 24.4 years
5-yr Capital Value: €649,193
10-yr Capital Value: €752,593
Brixfox Score: 67.3 / 100
Comparable Properties: 96
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€633,610

+13.1% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€633,610

Gross yield (asking price)

9.1%

True gross yield (all-in)

8.1%

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: 2
Building: 132 m²
Style: portuguese-traditional
Condition: excellent

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta roof tilespeach colored exterior wallswhite column accentsoutdoor dining areasun loungers

Score Breakdown

ROI
15.27
Visual Appeal
11.2
Ownership Security
13
Location
10.44
Land & Space
4.64
Rental Demand
5.77
Payback Speed
3
STR Suitability
4

Description

These bungalows are set on a new village development of the prestigious Boavista Golf and Spa Resort. The village has a private leisure center with an indoor pool, outdoor adults swimming pool and a children's pool, with exclusive access to owners and members only. The accommodation comprises of an open-plan contempor

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Listed by B&P Real Estate Agency via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

Semi-detached house in Atalaia, Lagos

Lagos · Western Algarve · Ref BF-1799 Source verified · Idealista.pt · listed 1 May 2026
Asking price · Freehold
$608,696
Ownership
Freehold
Bedrooms
2
Built area
132 m²
True net yield
4.1%
≈ $4,207/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~24 yrs from rent
Brixfox Score 67 · 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

Condition: excellent

Description

These bungalows are set on a new village development of the prestigious Boavista Golf and Spa Resort. The village has a private leisure center with an indoor pool, outdoor adults swimming pool and a children's pool, with exclusive access to owners and members only. The accommodation comprises of an open-plan contempor

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)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($629)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$34,640
Likely range $20,784 – $48,496
Airbnb data$342/night · 58% occupancy
Rental income
$342/night · 58% occ.
$66,615
Running costs (20%)
Utilities, cleaning, maintenance
-$13,323
Income tax (10%)
Indonesian rental income tax
-$18,652
Property tax
Annual property tax
-$0
Net income
5.7% ROI
$34,640

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.3%
6.4%
Fully-managed
4.9%
4.1%
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

9.6%

Annual Revenue

$66,615

Income Tax / yr

$5,829

Payback

24 yrs

True All-In Cost
Asking price$608,696
IMT — transfer tax (non-resident 7.5%)$45,652
Stamp duty (0.8%)$4,870
Notary + registry$2,174
Legal$7,487
Furnishing + STR launch$27,174
All-in cost$696,052

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.8M$2.9M$1.9M$958K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$681K
+22%
Rental Income
+$169K
Total Position
$851K
+52%
8.7%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$365K
Total Position
$1.2M
+113%
7.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$856K
Total Position
$2.1M
+272%
6.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.5M
Total Position
$3.3M
+495%
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
5.7% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$315 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $315 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
5.4%
$2,741/mo
48% occ.
6.8%
$3,469/mo
58% occ.
8.3%
$4,197/mo
current
68% occ.
9.7%
$4,925/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.