Detached house in Rua João dos Santos, 7, Espiche, Luz
Detached house in Rua João dos Santos, 7, Espiche, Luz — image 2Detached house in Rua João dos Santos, 7, Espiche, Luz — image 3Detached house in Rua João dos Santos, 7, Espiche, Luz — image 4Detached house in Rua João dos Santos, 7, Espiche, Luz — image 5
Grade Avillabudget

Detached house in Rua João dos Santos, 7, Espiche, Luz

Lagos · Western Algarve ·

€125,000

Asking Price (EUR)

12.9%

True Net Yield (Owner, all-in)

8.9%

True Net Yield (Managed, all-in)

19.8%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,439/yr
Average Daily Rate: €171
Payback Period: 4.1 years
5-yr Capital Value: €164,248
10-yr Capital Value: €199,833
Brixfox Score: 75.6 / 100
Comparable Properties: 76
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€189,306

+51.4% over asking

Asking price€125,000
IMT — Property transfer tax (investment schedule)€1,481
IS — Stamp duty (0.8%)€1,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,875
Total acquisition costs€5,606
Renovation (est. €900/m² × 48 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€43,200
(€33,600–€52,800)
Furnishing & STR launch (0bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€189,306

Gross yield (asking price)

29.9%

True gross yield (all-in)

19.8%

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.

Building: 48 m²
Land: 118 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.17
Rental Demand
5.98
Payback Speed
5
STR Suitability
3

Description

Discover this unique opportunity in the center of Espiche, a delightful village full of charm and tranquility. This sunlit property offers excellent outdoor space and endless possibilities to create your dream home. Total land area: 118 sqm Building footprint: 47.5 sqm Potential to add a first floor Perfect for those

Location

📍 37.1012°N, 8.7382°W

· Lagos, Algarve, Portugal

View on Sunpoint Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua João dos Santos, 7, Espiche, Luz

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
48 m²
Land Plot
118 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 21.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+26.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$35K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
21.0%
$2,373/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.8 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Discover this unique opportunity in the center of Espiche, a delightful village full of charm and tranquility. This sunlit property offers excellent outdoor space and endless possibilities to create your dream home. Total land area: 118 sqm Building footprint: 47.5 sqm Potential to add a first floor Perfect for those

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$253/night
50% ($116)Brixfox estimate($253/night)200% ($465)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$28,471
Airbnb data$253/night · 60% occupancy
Rental income
$253/night · 60% occ.
$55,210
Running costs (20%)
Utilities, cleaning, maintenance
-$11,042
Income tax (10%)
Indonesian rental income tax
-$15,459
Property tax
Annual property tax
-$238
Net income
21.0% ROI
$28,471

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$135,870
IMT (transfer tax, investment schedule)$1,610
Imposto de Selo (stamp duty)$1,087
Notary & registration$1,359
Legal / due diligence$2,038
Total acquisition costs$6,093
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$46,957
($36,522–$57,391)
Furnishing & STR launch
0bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$203,593

Gross yield (asking)

40.6%

True gross yield (all-in)

27.1%

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.

$1.9M$1.4M$950K$475K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $125K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$152K
+22%
Rental Income
+$139K
Total Position
$291K
+133%
18.4%/yr
Year 10
Capital Value
$185K
+48%
Rental Income
+$300K
Total Position
$485K
+288%
14.5%/yr
Year 20
Capital Value
$274K
+119%
Rental Income
+$704K
Total Position
$978K
+682%
10.8%/yr
Year 30
Capital Value
$405K
+224%
Rental Income
+$1.2M
Total Position
$1.7M
+1221%
9.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
21.0% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Weak
118 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 21.0% — outperforms most villas in this market
Premium nightly rate of $233 — 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 60% — 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

40% occ.
18.8%
$2,124/mo
50% occ.
23.5%
$2,663/mo
60% occ.
28.3%
$3,201/mo
current
70% occ.
33.0%
$3,739/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.