Semi-detached house in Praia da Luz, Luz
Semi-detached house in Praia da Luz, Luz — image 2Semi-detached house in Praia da Luz, Luz — image 3Semi-detached house in Praia da Luz, Luz — image 4Semi-detached house in Praia da Luz, Luz — image 5
Grade B+villaluxury

Semi-detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€595,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €47,999/yr
Average Daily Rate: €256
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.3 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 70.5 / 100
Comparable Properties: 56
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€689,815

+15.9% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€689,815

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.0%

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: 108 m²
Style: contemporary
Condition: excellent
Year Built: 1987
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private plunge poolopen-plan living with balcony accessmodern blue/teal interior designaccent patterned wallpaper

Score Breakdown

ROI
17.84
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
4.16
Rental Demand
5.14
Payback Speed
3
STR Suitability
3

Description

On the upper floor, you'll find the main living area, composed by an open-plan design that seamlessly integrates a fully fitted kitchen with the living space. This area opens onto a south-facing terrace, providing stunning views of the black rock formations and the sea beyond. Descending to the lower level, you'll d

Location

📍 37.0889°N, 8.7279°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Semi-detached house in Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$164K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$2,948/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.3 yr
Rental only

Property details

Year built: 1987
Energy: D
Condition: excellent

Description

On the upper floor, you'll find the main living area, composed by an open-plan design that seamlessly integrates a fully fitted kitchen with the living space. This area opens onto a south-facing terrace, providing stunning views of the black rock formations and the sea beyond. Descending to the lower level, you'll d

Income Breakdown

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Nightly Rate (ADR)
$374/night
50% ($172)Brixfox estimate($374/night)200% ($688)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$35,382
Airbnb data$374/night · 51% occupancy
Rental income
$374/night · 51% occ.
$70,218
Running costs (20%)
Utilities, cleaning, maintenance
-$14,044
Income tax (10%)
Indonesian rental income tax
-$19,661
Property tax
Annual property tax
-$1,132
Net income
5.5% ROI
$35,382

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$747,625

Gross yield (asking)

10.9%

True gross yield (all-in)

9.4%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$173K
Total Position
$897K
+51%
8.5%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$373K
Total Position
$1.3M
+111%
7.7%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$875K
Total Position
$2.2M
+266%
6.7%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.5M
+485%
6.1%/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
5.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$344 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $344 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — 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

31% occ.
4.5%
$2,409/mo
41% occ.
5.9%
$3,205/mo
51% occ.
7.4%
$4,002/mo
current
61% occ.
8.9%
$4,798/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.