Detached house in Luz de Tavira
Detached house in Luz de Tavira — image 2Detached house in Luz de Tavira — image 3Detached house in Luz de Tavira — image 4Detached house in Luz de Tavira — image 5
Grade Bvillaluxury

Detached house in Luz de Tavira

Tavira · Eastern Algarve ·

€8.5M

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.3%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €121,582/yr
Average Daily Rate: €674
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 87.4 years
5-yr Capital Value: €11.2M
10-yr Capital Value: €13.6M
Brixfox Score: 64.8 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€9.4M

+10.7% over asking

Asking price€8.5M
IMT — Property transfer tax (investment schedule)€637,500
IS — Stamp duty (0.8%)€68,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€127,500
Total acquisition costs€834,250
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€9.4M

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.3%

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: 5
Bathrooms: 6
Building: 390 m²
Land: 39981 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2008
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red-tiled-roofsmultiple-terraceslarge-private-groundsinfinity-edge-poolpanoramic-landscape-views

Score Breakdown

ROI
8.67
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.94
Payback Speed
0
STR Suitability
3

Description

Luxury 3 Story Villa in Exclusiva Ria Formosa Discover this magnificent luxury villa, a true architectural gem situated in a unique location within the protected area of the Ria Formosa. With a modern design and a construction carefully integrated into the landscape, this exclusive property offers an unparalleled livi

Location

📍 37.0870°N, 8.7290°W

· Tavira, Algarve, Portugal

View on Any Place - Investimentos Imobiliários, Unipessoal Lda →Also on Idealista.pt
Idealista.pt
Tavira / Eastern Algarve

Detached house in Luz de Tavira

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
390 m²
Land Plot
39981 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+5.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+4.3%
+$1.8M in 5yr (+22%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.8%
$6,262/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 2008
Energy: B
Condition: excellent

Description

Luxury 3 Story Villa in Exclusiva Ria Formosa Discover this magnificent luxury villa, a true architectural gem situated in a unique location within the protected area of the Ria Formosa. With a modern design and a construction carefully integrated into the landscape, this exclusive property offers an unparalleled livi

Income Breakdown

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Nightly Rate (ADR)
$973/night
50% ($448)Brixfox estimate($973/night)200% ($1791)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$75,145
Airbnb data$973/night · 49% occupancy
Rental income
$973/night · 49% occ.
$175,602
Running costs (20%)
Utilities, cleaning, maintenance
-$35,120
Income tax (10%)
Indonesian rental income tax
-$49,169
Property tax
Annual property tax
-$16,168
Net income
0.8% ROI
$75,145

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$9,239,130
IMT (transfer tax, investment schedule)$692,935
Imposto de Selo (stamp duty)$73,913
Notary & registration$1,359
Legal / due diligence$138,587
Total acquisition costs$906,793
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$10,220,924

Gross yield (asking)

1.9%

True gross yield (all-in)

1.7%

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 Tavira.

$35.5M$26.6M$17.7M$8.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $8.5M
Capital appreciation
Property value growing at +4%/yr based on Tavira 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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$10.3M
+22%
Rental Income
+$367K
Total Position
$10.7M
+26%
4.7%/yr
Year 10
Capital Value
$12.6M
+48%
Rental Income
+$793K
Total Position
$13.4M
+57%
4.6%/yr
Year 20
Capital Value
$18.6M
+119%
Rental Income
+$1.9M
Total Position
$20.5M
+141%
4.5%/yr
Year 30
Capital Value
$27.6M
+224%
Rental Income
+$3.3M
Total Position
$30.9M
+263%
4.4%/yr

Location

Tavira

Eastern Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$896 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
39981 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $896 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 39981 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.8% is below 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

30% occ.
0.6%
$4,871/mo
40% occ.
0.9%
$6,944/mo
49% occ.
1.2%
$8,896/mo
current
59% occ.
1.4%
$10,969/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.