Semi-detached house in Rua do norte, Espiche, Luz
Semi-detached house in Rua do norte, Espiche, Luz — image 2Semi-detached house in Rua do norte, Espiche, Luz — image 3Semi-detached house in Rua do norte, Espiche, Luz — image 4Semi-detached house in Rua do norte, Espiche, Luz — image 5
Grade B+villamid-range

Semi-detached house in Rua do norte, Espiche, Luz

Lagos · Western Algarve ·

€520,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.0%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €66,598/yr
Average Daily Rate: €273
Payback Period: 9.7 years
5-yr Capital Value: €683,272
10-yr Capital Value: €831,305
Brixfox Score: 73.3 / 100
Comparable Properties: 22
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€605,565

+16.5% over asking

Asking price€520,000
IMT — Property transfer tax (investment schedule)€29,430
IS — Stamp duty (0.8%)€4,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,800
Total acquisition costs€42,640
Renovation (est. €55/m² × 195 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,725
(€5,850–€15,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€605,565

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.0%

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: 3
Bathrooms: 2
Building: 195 m²
Land: 200 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched windowsbalconies with balustradesfireplace with wood burner

Score Breakdown

ROI
23.65
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.57
Rental Demand
6.71
Payback Speed
4
STR Suitability
3

Description

**T3 Semi-Detached House in Espiche, Lagos** Discover this charming T3 semi-detached house, located in the quiet Municipal Urbanization of Espiche, in the parish of Luz, Lagos. With a plot of 200m² and a gross construction area of 195m², this two-story house offers ample spaces that radiate natural light, creating a w

Location

📍 37.1026°N, 8.7413°W

· Lagos, Algarve, Portugal

View on Chave Nova Vilamoura →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Semi-detached house in Rua do norte, Espiche, Luz

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
195 m²
Land Plot
200 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$144K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$4,114/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
11.5 yr
Rental only

Property details

Energy: D
Condition: good

Description

**T3 Semi-Detached House in Espiche, Lagos** Discover this charming T3 semi-detached house, located in the quiet Municipal Urbanization of Espiche, in the parish of Luz, Lagos. With a plot of 200m² and a gross construction area of 195m², this two-story house offers ample spaces that radiate natural light, creating a w

Income Breakdown

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Nightly Rate (ADR)
$395/night
50% ($182)Brixfox estimate($395/night)200% ($727)
Occupancy
67%
10%Brixfox estimate(67%)100%

Short-Term Rental

Yearly income
$49,363
Airbnb data$395/night · 67% occupancy
Rental income
$395/night · 67% occ.
$96,832
Running costs (20%)
Utilities, cleaning, maintenance
-$19,366
Income tax (10%)
Indonesian rental income tax
-$27,113
Property tax
Annual property tax
-$989
Net income
8.7% ROI
$49,363

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$565,217
IMT (transfer tax, investment schedule)$31,989
Imposto de Selo (stamp duty)$4,522
Notary & registration$1,359
Legal / due diligence$8,478
Total acquisition costs$46,348
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,658
($6,359–$16,957)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$656,049

Gross yield (asking)

17.1%

True gross yield (all-in)

14.8%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $520K
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 10: 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
$633K
+22%
Rental Income
+$241K
Total Position
$874K
+68%
10.9%/yr
Year 10
Capital Value
$770K
+48%
Rental Income
+$521K
Total Position
$1.3M
+148%
9.5%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.2M
Total Position
$2.4M
+354%
7.9%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$2.2M
Total Position
$3.8M
+640%
6.9%/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
8.7% annual return
Occupancy
Good
67% average occupancy
Nightly Rate
Strong
$364 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $364 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

47% occ.
8.2%
$3,883/mo
57% occ.
10.0%
$4,725/mo
67% occ.
11.8%
$5,566/mo
current
77% occ.
13.6%
$6,408/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.