Duplex in Praia da Luz, Luz
Duplex in Praia da Luz, Luz — image 2Duplex in Praia da Luz, Luz — image 3Duplex in Praia da Luz, Luz — image 4Duplex in Praia da Luz, Luz — image 5
Grade B+apartmentmid-range

Duplex in Praia da Luz, Luz

Lagos · Western Algarve ·

€435,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

59%

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: €39,804/yr
Average Daily Rate: €184
Payback Period: 13.7 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 69.3 / 100
Comparable Properties: 82
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€493,735

+13.5% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€493,735

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.1%

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: 2
Bathrooms: 3
Building: 154 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese chimneyslarge outdoor terrace with dining and lounge areasocean views

Score Breakdown

ROI
19.06
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
5.08
Rental Demand
5.93
Payback Speed
3
STR Suitability
3

Description

This elegant duplex immediately stands out for its spacious south-facing terrace, offering a truly panoramic view over the ocean and the iconic Rocha Negra, one of the most symbolic natural landmarks of Praia da Luz. It is the perfect setting to relax, welcome friends, or simply admire the unforgettable Algarve sunsets

Location

📍 37.0890°N, 8.7258°W

· Lagos, Algarve, Portugal

View on ACCESS PORTUGAL →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Duplex in Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$120K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$2,424/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.3 yr
Rental only

Property details

Energy: D
Condition: excellent

Description

This elegant duplex immediately stands out for its spacious south-facing terrace, offering a truly panoramic view over the ocean and the iconic Rocha Negra, one of the most symbolic natural landmarks of Praia da Luz. It is the perfect setting to relax, welcome friends, or simply admire the unforgettable Algarve sunsets

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($489)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$29,092
Airbnb data$266/night · 59% occupancy
Rental income
$266/night · 59% occ.
$57,538
Running costs (20%)
Utilities, cleaning, maintenance
-$11,508
Income tax (10%)
Indonesian rental income tax
-$16,111
Property tax
Annual property tax
-$827
Net income
6.2% ROI
$29,092

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$536,668

Gross yield (asking)

12.2%

True gross yield (all-in)

10.7%

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.

$3.1M$2.3M$1.5M$772K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 14: 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
$529K
+22%
Rental Income
+$142K
Total Position
$671K
+54%
9.1%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$307K
Total Position
$951K
+119%
8.1%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$719K
Total Position
$1.7M
+284%
7.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+517%
6.3%/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
Good
6.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $245 — 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 59% — 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

39% occ.
5.5%
$2,155/mo
49% occ.
6.9%
$2,721/mo
59% occ.
8.3%
$3,287/mo
current
69% occ.
9.8%
$3,854/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.