Detached house in Rua das Rolas, Montinhos da Luz, Luz
Detached house in Rua das Rolas, Montinhos da Luz, Luz — image 2Detached house in Rua das Rolas, Montinhos da Luz, Luz — image 3Detached house in Rua das Rolas, Montinhos da Luz, Luz — image 4Detached house in Rua das Rolas, Montinhos da Luz, Luz — image 5
Grade Avillamid-range

Detached house in Rua das Rolas, Montinhos da Luz, Luz

Lagos · Western Algarve ·

€755,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €88,764/yr
Average Daily Rate: €467
Payback Period: 10.4 years
5-yr Capital Value: €992,059
10-yr Capital Value: €1.2M
Brixfox Score: 78.2 / 100
Comparable Properties: 11
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.

€872,880

+15.6% over asking

Asking price€755,000
IMT — Property transfer tax (investment schedule)€45,300
IS — Stamp duty (0.8%)€6,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,325
Total acquisition costs€63,915
Renovation (est. €55/m² × 253 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,915
(€7,590–€20,240)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€872,880

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.2%

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: 3
Building: 253 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terracemultiple balconiesspacious kitchen with bay window

Score Breakdown

ROI
22.63
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.2
Payback Speed
4
STR Suitability
3

Description

Space, contact with nature and plenty of light are provided by this house thanks to the large 1,000 m2 plot on which it is built and the fact that most of its rooms face south. The house is in excellent condition and one of its features is the invitation to enjoy the swimming pool and the large garden areas, which als

Location

📍 37.0890°N, 8.7458°W

· Lagos, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua das Rolas, Montinhos da Luz, Luz

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
253 m²
Land Plot
1000 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$209K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$5,582/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Property details

Year built: 2009
Energy: A
Condition: good

Description

Space, contact with nature and plenty of light are provided by this house thanks to the large 1,000 m2 plot on which it is built and the fact that most of its rooms face south. The house is in excellent condition and one of its features is the invitation to enjoy the swimming pool and the large garden areas, which als

Income Breakdown

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Nightly Rate (ADR)
$693/night
50% ($319)Brixfox estimate($693/night)200% ($1275)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$66,989
Airbnb data$693/night · 52% occupancy
Rental income
$693/night · 52% occ.
$131,587
Running costs (20%)
Utilities, cleaning, maintenance
-$26,317
Income tax (10%)
Indonesian rental income tax
-$36,844
Property tax
Annual property tax
-$1,436
Net income
8.2% ROI
$66,989

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$820,652
IMT (transfer tax, investment schedule)$49,239
Imposto de Selo (stamp duty)$6,565
Notary & registration$1,359
Legal / due diligence$12,310
Total acquisition costs$69,473
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$15,125
($8,250–$22,000)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$946,609

Gross yield (asking)

16.0%

True gross yield (all-in)

13.9%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.2M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $755K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$919K
+22%
Rental Income
+$327K
Total Position
$1.2M
+65%
10.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$707K
Total Position
$1.8M
+142%
9.2%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.7M
Total Position
$3.3M
+338%
7.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.9M
Total Position
$5.4M
+613%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$637 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $637 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 52% — factor in seasonal gaps

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

32% occ.
6.7%
$4,606/mo
42% occ.
8.9%
$6,081/mo
52% occ.
11.0%
$7,556/mo
current
62% occ.
13.2%
$9,031/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.