Detached house in Rua das Parreiras, Espiche, Luz
Detached house in Rua das Parreiras, Espiche, Luz — image 2Detached house in Rua das Parreiras, Espiche, Luz — image 3Detached house in Rua das Parreiras, Espiche, Luz — image 4Detached house in Rua das Parreiras, Espiche, Luz — image 5
Grade B+villamid-range

Detached house in Rua das Parreiras, Espiche, Luz

Lagos · Western Algarve ·

€890,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €79,069/yr
Average Daily Rate: €388
Payback Period: 14.0 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 67.8 / 100
Comparable Properties: 11
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.7% over asking

Asking price€890,000
IMT — Property transfer tax (investment schedule)€53,400
IS — Stamp duty (0.8%)€7,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,350
Total acquisition costs€75,120
Renovation (est. €55/m² × 292 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,060
(€8,760–€23,360)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.7%

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: 4
Building: 292 m²
Style: portuguese-traditional
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewaynautical-themed pool area decormirrored wardrobe doors

Score Breakdown

ROI
18.81
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.59
Payback Speed
3
STR Suitability
3

Description

VILLA WITH POOL, 4 BEDROOMS, ESPICHE, LAGOS We present a magnificent villa situated in the picturesque village of Espiche, ideal for those seeking a haven of tranquillity surrounded by nature. With a privileged location, this property is just 5 minutes from the stunning Praia da Luz, 10 minutes from the vibrant city o

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua das Parreiras, Espiche, Luz

Inventory
4 Beds
Bathrooms
0 Baths
Built Area
292 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$246K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$4,848/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
16.6 yr
Rental only

Property details

Condition: good

Description

VILLA WITH POOL, 4 BEDROOMS, ESPICHE, LAGOS We present a magnificent villa situated in the picturesque village of Espiche, ideal for those seeking a haven of tranquillity surrounded by nature. With a privileged location, this property is just 5 minutes from the stunning Praia da Luz, 10 minutes from the vibrant city o

Income Breakdown

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Nightly Rate (ADR)
$564/night
50% ($260)Brixfox estimate($564/night)200% ($1038)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$58,170
Airbnb data$564/night · 56% occupancy
Rental income
$564/night · 56% occ.
$115,122
Running costs (20%)
Utilities, cleaning, maintenance
-$23,024
Income tax (10%)
Indonesian rental income tax
-$32,234
Property tax
Annual property tax
-$1,693
Net income
6.0% ROI
$58,170

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$967,391
IMT (transfer tax, investment schedule)$58,043
Imposto de Selo (stamp duty)$7,739
Notary & registration$1,359
Legal / due diligence$14,511
Total acquisition costs$81,652
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,457
($9,522–$25,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,107,859

Gross yield (asking)

11.9%

True gross yield (all-in)

10.4%

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.

$6.2M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $890K
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
$1.1M
+22%
Rental Income
+$284K
Total Position
$1.4M
+54%
9.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$614K
Total Position
$1.9M
+117%
8.1%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.4M
Total Position
$3.4M
+281%
6.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.5M
Total Position
$5.4M
+510%
6.2%/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
Good
6.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$519 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 $519 — 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 56% — 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

36% occ.
5.2%
$4,171/mo
46% occ.
6.7%
$5,373/mo
56% occ.
8.2%
$6,574/mo
current
66% occ.
9.6%
$7,776/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.