House in Rua dos Tanques, Espiche, Luz
House in Rua dos Tanques, Espiche, Luz — image 2House in Rua dos Tanques, Espiche, Luz — image 3House in Rua dos Tanques, Espiche, Luz — image 4House in Rua dos Tanques, Espiche, Luz — image 5
Grade Bvillaluxury

House in Rua dos Tanques, Espiche, Luz

Lagos · Western Algarve ·

€3.3M

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €62,195/yr
Average Daily Rate: €406
Payback Period: 64.1 years
5-yr Capital Value: €4.3M
10-yr Capital Value: €5.2M
Brixfox Score: 59.8 / 100
Comparable Properties: 9
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€3.6M

+11.8% over asking

Asking price€3.3M
IMT — Property transfer tax (investment schedule)€243,750
IS — Stamp duty (0.8%)€26,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€48,750
Total acquisition costs€319,750
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.6M

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.7%

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
Bathrooms: 4
Building: 338 m²
Land: 10000 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large format sliding glass doorsinfinity edge poolintegrated outdoor dining pergolamodern flat roof architectureterrazzo kitchen island

Score Breakdown

ROI
9.25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.19
Payback Speed
0
STR Suitability
3

Description

Introducing an exquisite contemporary villa that embodies elegance and sophistication, with high-quality finishes throughout. This beautiful two-story home is designed to provide a seamless blend of indoor and outdoor living, resulting in a peaceful and comfortable lifestyle. As you step inside, you are greeted by a s

Location

📍 37.1022°N, 8.7407°W

· Lagos, Algarve, Portugal

View on Portugal Property Hub →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Rua dos Tanques, Espiche, Luz

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
338 m²
Land Plot
10000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$898K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$3,453/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
85.3 yr
Rental only

Property details

Year built: 2024
Energy: Not indicated
Condition: new-build

Description

Introducing an exquisite contemporary villa that embodies elegance and sophistication, with high-quality finishes throughout. This beautiful two-story home is designed to provide a seamless blend of indoor and outdoor living, resulting in a peaceful and comfortable lifestyle. As you step inside, you are greeted by a s

Income Breakdown

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Nightly Rate (ADR)
$598/night
50% ($275)Brixfox estimate($598/night)200% ($1101)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$41,436
Airbnb data$598/night · 42% occupancy
Rental income
$598/night · 42% occ.
$91,574
Running costs (20%)
Utilities, cleaning, maintenance
-$18,315
Income tax (10%)
Indonesian rental income tax
-$25,641
Property tax
Annual property tax
-$6,182
Net income
1.2% ROI
$41,436

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$3,532,609
IMT (transfer tax, investment schedule)$264,946
Imposto de Selo (stamp duty)$28,261
Notary & registration$1,359
Legal / due diligence$52,989
Total acquisition costs$347,554
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,945,543

Gross yield (asking)

2.6%

True gross yield (all-in)

2.3%

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.

$14.2M$10.7M$7.1M$3.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.3M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.0M
+22%
Rental Income
+$202K
Total Position
$4.2M
+28%
5.0%/yr
Year 10
Capital Value
$4.8M
+48%
Rental Income
+$437K
Total Position
$5.2M
+61%
4.9%/yr
Year 20
Capital Value
$7.1M
+119%
Rental Income
+$1.0M
Total Position
$8.1M
+151%
4.7%/yr
Year 30
Capital Value
$10.5M
+224%
Rental Income
+$1.8M
Total Position
$12.4M
+280%
4.6%/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
Weak
1.2% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$551 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
10000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $551 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 10000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
1.1%
$3,308/mo
40% occ.
1.6%
$4,582/mo
42% occ.
1.6%
$4,827/mo
current
52% occ.
2.1%
$6,101/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.