Estate in Praia da Luz, Luz
Estate in Praia da Luz, Luz — image 2Estate in Praia da Luz, Luz — image 3Estate in Praia da Luz, Luz — image 4Estate in Praia da Luz, Luz — image 5
Grade B+villaluxury

Estate in Praia da Luz, Luz

Lagos · Western Algarve ·

€160,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.4%

True Gross Yield

54%

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: €23,221/yr
Average Daily Rate: €118
Payback Period: 8.4 years
5-yr Capital Value: €210,238
10-yr Capital Value: €255,786
Brixfox Score: 74.2 / 100
Comparable Properties: 53
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€203,328

+27.1% over asking

Asking price€160,000
IMT — Property transfer tax (investment schedule)€2,798
IS — Stamp duty (0.8%)€1,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,400
Total acquisition costs€7,728
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,600
All-in investment (incl. renovation & furnishing)€203,328

Gross yield (asking price)

14.5%

True gross yield (all-in)

11.4%

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: 1
Building: 145 m²
Land: 145 m²
Style: modern
Condition: new-build
Energy Certificate: Exempt
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolintegrated plantersminimalist white facade

Score Breakdown

ROI
24.99
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.65
Rental Demand
5.41
Payback Speed
4
STR Suitability
3

Description

Nestled in the centre of the charming and authentic village of Espiche, this property presents a rare and exciting opportunity for forward-thinking investors. Already stripped back to bare walls, it is ready for either a cost-effective renovation or the realization of a stunning, fully approved architectural project fo

Location

📍 37.0895°N, 8.7283°W

· Lagos, Algarve, Portugal

View on Verus Praedium →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Estate in Praia da Luz, Luz

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
145 m²
Land Plot
145 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 10.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$44K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.1%
$1,459/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
9.9 yr
Rental only

Property details

Energy: Exempt
Condition: new-build

Description

Nestled in the centre of the charming and authentic village of Espiche, this property presents a rare and exciting opportunity for forward-thinking investors. Already stripped back to bare walls, it is ready for either a cost-effective renovation or the realization of a stunning, fully approved architectural project fo

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($80)Brixfox estimate($174/night)200% ($319)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$17,512
Airbnb data$174/night · 54% occupancy
Rental income
$174/night · 54% occ.
$34,263
Running costs (20%)
Utilities, cleaning, maintenance
-$6,853
Income tax (10%)
Indonesian rental income tax
-$9,594
Property tax
Annual property tax
-$304
Net income
10.1% ROI
$17,512

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$173,913
IMT (transfer tax, investment schedule)$3,041
Imposto de Selo (stamp duty)$1,391
Notary & registration$1,359
Legal / due diligence$2,609
Total acquisition costs$8,400
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$218,835

Gross yield (asking)

19.7%

True gross yield (all-in)

15.7%

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.

$1.5M$1.1M$739K$370K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $160K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$195K
+22%
Rental Income
+$86K
Total Position
$280K
+75%
11.9%/yr
Year 10
Capital Value
$237K
+48%
Rental Income
+$185K
Total Position
$422K
+163%
10.2%/yr
Year 20
Capital Value
$351K
+119%
Rental Income
+$433K
Total Position
$784K
+390%
8.3%/yr
Year 30
Capital Value
$519K
+224%
Rental Income
+$767K
Total Position
$1.3M
+703%
7.2%/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
10.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
145 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.1% — outperforms most villas in this market
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
8.5%
$1,234/mo
44% occ.
11.1%
$1,604/mo
54% occ.
13.6%
$1,973/mo
current
64% occ.
16.2%
$2,343/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.