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House in Pedra Alçada, Lagos
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Grade A+villaluxury

House in Pedra Alçada, Lagos

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

9.8%

True Gross Yield

64%

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: €165,880/yr
Average Daily Rate: €714
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 16.1 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 85.6 / 100
Comparable Properties: 14
Data Confidence: 83%
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

+14.1% 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 (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.8%

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: 7
Building: 293 m²
Land: 621 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural linesfloor-to-ceiling glass doorsintegrated outdoor dining areamodern fireplace feature walllarge kitchen island with seating

Score Breakdown

ROI
21.4
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
10.83
Rental Demand
6.37
Payback Speed
4
STR Suitability
4

Description

This four bedroom villa for sale in Porto de Mós is currently under construction, located in a private residential area, only a four minutes drive from the beach and walking distance from all sorts of amenities. The property comprises an entry hall leading to a spacious living and dining room designed in an open plan

Location

📍 37.1005°N, 8.6862°W

· Lagos, Algarve, Portugal

View this property on Ideal Homes Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Ideal Homes Portugal
4-bedroom freehold villa in Lagos — photo 2 of 5
4-bedroom freehold villa in Lagos — photo 3 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

House in Pedra Alçada, Lagos

Lagos · Western Algarve · Ref BF-1832 Source verified · Ideal Homes Portugal · listed 3 Jun 2026
Asking price · Freehold
$1,619,565
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
7
Built area
293 m²
Land
621 m²
True net yield
6.2%
≈ $14,945/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 86 · 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...

Property details

Energy: A+
Condition: new-build

Description

This four bedroom villa for sale in Porto de Mós is currently under construction, located in a private residential area, only a four minutes drive from the beach and walking distance from all sorts of amenities. The property comprises an entry hall leading to a spacious living and dining room designed in an open plan

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)
$1,004/night
50% ($462)Brixfox estimate($1,004/night)200% ($1847)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$112,372
Likely range $67,423 – $157,321
Airbnb data$1,004/night · 64% occupancy
Rental income
$1,004/night · 64% occ.
$216,100
Running costs (20%)
Utilities, cleaning, maintenance
-$43,220
Income tax (10%)
Indonesian rental income tax
-$60,508
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$112,372

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
10.0%
8.9%
Fully-managed
7.3%
6.2%
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

12.0%

Annual Revenue

$216,100

Income Tax / yr

$18,909

Payback

16 yrs

True All-In Cost
Asking price$1,619,565
IMT — transfer tax (non-resident 7.5%)$121,467
Stamp duty (0.8%)$12,957
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,796,707

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$11.2M$8.4M$5.6M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 13: 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
$1.8M
+22%
Rental Income
+$549K
Total Position
$2.4M
+59%
9.6%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$1.2M
Total Position
$3.4M
+128%
8.6%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$2.8M
Total Position
$6.0M
+306%
7.3%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$4.9M
Total Position
$9.8M
+554%
6.5%/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
6.9% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$924 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
621 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $924 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 621 m² land — room for expansion or amenities

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

44% occ.
6.9%
$9,338/mo
54% occ.
8.5%
$11,475/mo
64% occ.
10.1%
$13,613/mo
current
74% occ.
11.7%
$15,751/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.