Detached house in Burgau, Luz
Detached house in Burgau, Luz — image 2Detached house in Burgau, Luz — image 3Detached house in Burgau, Luz — image 4Detached house in Burgau, Luz — image 5
Grade Bvillaluxury

Detached house in Burgau, Luz

Lagos · Western Algarve ·

€2.8M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

60%

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: €88,020/yr
Average Daily Rate: €403
Payback Period: 39.2 years
5-yr Capital Value: €3.7M
10-yr Capital Value: €4.5M
Brixfox Score: 63 / 100
Comparable Properties: 6
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€3.1M

+11.7% over asking

Asking price€2.8M
IMT — Property transfer tax (investment schedule)€210,000
IS — Stamp duty (0.8%)€22,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€42,000
Total acquisition costs€275,650
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€3.1M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.8%

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: 3
Bathrooms: 2
Building: 292 m²
Land: 4000 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 1989
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cliffside ocean viewstraditional Portuguese architecture with domeinfinity-edge style poollush tropical landscaping

Score Breakdown

ROI
10.63
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.98
Payback Speed
0
STR Suitability
3

Description

Set on a generous 4,000m² plot in the highly sought-after coastal enclave of Cama da Vaca, this traditional-style villa occupies a privileged frontline position with uninterrupted views over the Atlantic Ocean. With a total build area of 292m², the property offers spacious living both inside and out. The mature garden

Location

📍 37.0733°N, 8.7624°W

· Lagos, Algarve, Portugal

View on ten Hoopen Realty →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Burgau, Luz

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
292 m²
Land Plot
4000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$774K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$5,141/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
49.3 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: excellent

Description

Set on a generous 4,000m² plot in the highly sought-after coastal enclave of Cama da Vaca, this traditional-style villa occupies a privileged frontline position with uninterrupted views over the Atlantic Ocean. With a total build area of 292m², the property offers spacious living both inside and out. The mature garden

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$590/night
50% ($271)Brixfox estimate($590/night)200% ($1086)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$61,696
Airbnb data$590/night · 60% occupancy
Rental income
$590/night · 60% occ.
$128,889
Running costs (20%)
Utilities, cleaning, maintenance
-$25,778
Income tax (10%)
Indonesian rental income tax
-$36,089
Property tax
Annual property tax
-$5,326
Net income
2.0% ROI
$61,696

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$3,043,478
IMT (transfer tax, investment schedule)$228,261
Imposto de Selo (stamp duty)$24,348
Notary & registration$1,359
Legal / due diligence$45,652
Total acquisition costs$299,620
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$3,398,859

Gross yield (asking)

4.2%

True gross yield (all-in)

3.8%

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.

$13.5M$10.2M$6.8M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.8M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.4M
+22%
Rental Income
+$301K
Total Position
$3.7M
+32%
5.8%/yr
Year 10
Capital Value
$4.1M
+48%
Rental Income
+$651K
Total Position
$4.8M
+71%
5.5%/yr
Year 20
Capital Value
$6.1M
+119%
Rental Income
+$1.5M
Total Position
$7.7M
+174%
5.2%/yr
Year 30
Capital Value
$9.1M
+224%
Rental Income
+$2.7M
Total Position
$11.8M
+321%
4.9%/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
2.0% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$543 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
4000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $543 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 4000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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

40% occ.
1.8%
$4,561/mo
50% occ.
2.3%
$5,818/mo
60% occ.
2.8%
$7,075/mo
current
70% occ.
3.3%
$8,331/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.