Quinta in Montinhos da Luz, Luz
Quinta in Montinhos da Luz, Luz — image 2Quinta in Montinhos da Luz, Luz — image 3Quinta in Montinhos da Luz, Luz — image 4Quinta in Montinhos da Luz, Luz — image 5
Grade B+villabudget

Quinta in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €87,623/yr
Average Daily Rate: €391
Payback Period: 16.0 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 72.9 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€2.4M

+106.0% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €900/m² × 1200 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€1.1M
(€840,000–€1.3M)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

7.6%

True gross yield (all-in)

3.7%

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: 1
Building: 1200 m²
Land: 211782 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Not indicated
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.41
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.14
Payback Speed
3
STR Suitability
3

Description

Discover the potential of this unique property in Lagos, situated in a prime location south of the national road 125. Possible implementation of a sports complex connected to hotel facilities. Possible hotel accommodation or similar linked to tourism up to 2000m2 of construction. Possible implementation of large com

Location

📍 37.0948°N, 8.7578°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

Quinta in Montinhos da Luz, Luz

Inventory
4 Beds
Bathrooms
1 Baths
Built Area
1200 m²
Land Plot
211782 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$318K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$5,447/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
19.1 yr
Rental only

Property details

Year built: 1951
Energy: Not indicated
Condition: needs-renovation

Description

Discover the potential of this unique property in Lagos, situated in a prime location south of the national road 125. Possible implementation of a sports complex connected to hotel facilities. Possible hotel accommodation or similar linked to tourism up to 2000m2 of construction. Possible implementation of large com

Income Breakdown

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Nightly Rate (ADR)
$580/night
50% ($267)Brixfox estimate($580/night)200% ($1067)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$65,366
Airbnb data$580/night · 61% occupancy
Rental income
$580/night · 61% occ.
$129,910
Running costs (20%)
Utilities, cleaning, maintenance
-$25,982
Income tax (10%)
Indonesian rental income tax
-$36,375
Property tax
Annual property tax
-$2,188
Net income
5.2% ROI
$65,366

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$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$1,173,913
($913,043–$1,434,783)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$2,573,370

Gross yield (asking)

10.4%

True gross yield (all-in)

5.0%

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.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 16: 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
$1.4M
+22%
Rental Income
+$319K
Total Position
$1.7M
+49%
8.4%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$689K
Total Position
$2.4M
+108%
7.6%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.6M
Total Position
$4.1M
+260%
6.6%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$2.9M
Total Position
$6.6M
+473%
6.0%/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
5.2% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$534 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
211782 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $534 — positioned in the top tier
Generous 211782 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
4.7%
$4,925/mo
51% occ.
5.9%
$6,161/mo
61% occ.
7.1%
$7,396/mo
current
71% occ.
8.3%
$8,631/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.