Duplex in Rua do Poço, 2, Praia da Luz, Luz
Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 2Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 3Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 4Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 5
Grade Bapartmentmid-range

Duplex in Rua do Poço, 2, Praia da Luz, Luz

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €33,328/yr
Average Daily Rate: €175
Payback Period: 20.6 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 61.4 / 100
Comparable Properties: 85
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€695,280

+26.4% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €900/m² × 83 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€74,700
(€58,100–€91,300)
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)€695,280

Gross yield (asking price)

6.1%

True gross yield (all-in)

4.8%

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.

Bedrooms: 2
Bathrooms: 2
Building: 83 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1989
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconysea view

Score Breakdown

ROI
15.27
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.66
Rental Demand
5.22
Payback Speed
1
STR Suitability
3

Description

*Duplex for Sale Near Praia de Luz** Discover your new home in this charming duplex with ocean views, located in a desirable beachfront residential area. With 87 m² of gross area and 62 m² of usable space, this property is undergoing complete renovation and promises to be a high-quality product, finished this spring.

Location

📍 37.0869°N, 8.7293°W

· Lagos, Algarve, Portugal

View on Vila Nico Imobiliaria →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Duplex in Rua do Poço, 2, Praia da Luz, Luz

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

Grade B investment — short-term rental yields 4.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.0%
$2,006/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.8 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: needs-renovation

Description

*Duplex for Sale Near Praia de Luz** Discover your new home in this charming duplex with ocean views, located in a desirable beachfront residential area. With 87 m² of gross area and 62 m² of usable space, this property is undergoing complete renovation and promises to be a high-quality product, finished this spring.

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$253/night
50% ($117)Brixfox estimate($253/night)200% ($466)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$24,069
Airbnb data$253/night · 52% occupancy
Rental income
$253/night · 52% occ.
$48,299
Running costs (20%)
Utilities, cleaning, maintenance
-$9,660
Income tax (10%)
Indonesian rental income tax
-$13,524
Property tax
Annual property tax
-$1,046
Net income
4.0% ROI
$24,069

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$81,196
($63,152–$99,239)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$755,739

Gross yield (asking)

8.1%

True gross yield (all-in)

6.4%

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.

$3.3M$2.4M$1.6M$816K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$118K
Total Position
$787K
+43%
7.4%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$254K
Total Position
$1.1M
+94%
6.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$595K
Total Position
$1.8M
+227%
6.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.1M
Total Position
$2.8M
+416%
5.6%/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
Average
4.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$233 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $233 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near the market average — model your cashflow carefully

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

32% occ.
3.3%
$1,651/mo
42% occ.
4.4%
$2,191/mo
52% occ.
5.5%
$2,730/mo
current
62% occ.
6.6%
$3,270/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.