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 Bvillabudget

Detached house in Burgau, Luz

Lagos · Western Algarve ·

€985,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

57%

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: €24,952/yr
Average Daily Rate: €119
Payback Period: 49.0 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 62 / 100
Comparable Properties: 26
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+69.4% over asking

Asking price€985,000
IMT — Property transfer tax (investment schedule)€59,100
IS — Stamp duty (0.8%)€7,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,775
Total acquisition costs€83,005
Renovation (est. €900/m² × 650 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€585,000
(€455,000–€715,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

2.5%

True gross yield (all-in)

1.5%

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: 1
Bathrooms: 1
Building: 650 m²
Land: 177720 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.92
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.73
Payback Speed
0
STR Suitability
3

Description

Farm with 17.7 Ha with 650 m2 of construction area For sale, excellent farm with 177720 m2 (17.7 ha) with 3 different plots of land, each with 91080 m2, 82680 m2 and 3960 m2 located near Burgau, by the sea and close to the N125 road, with an old building with a total area of 650 m2. The farm is located in a fertile ar

Location

📍 37.0816°N, 8.7693°W

· Lagos, Algarve, Portugal

View on Portuguese Property Investments →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Burgau, Luz

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
650 m²
Land Plot
177720 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$272K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,415/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
63.0 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Farm with 17.7 Ha with 650 m2 of construction area For sale, excellent farm with 177720 m2 (17.7 ha) with 3 different plots of land, each with 91080 m2, 82680 m2 and 3960 m2 located near Burgau, by the sea and close to the N125 road, with an old building with a total area of 650 m2. The farm is located in a fertile ar

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($80)Brixfox estimate($173/night)200% ($319)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$16,984
Airbnb data$173/night · 57% occupancy
Rental income
$173/night · 57% occ.
$36,264
Running costs (20%)
Utilities, cleaning, maintenance
-$7,253
Income tax (10%)
Indonesian rental income tax
-$10,154
Property tax
Annual property tax
-$1,874
Net income
1.6% ROI
$16,984

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$1,070,652
IMT (transfer tax, investment schedule)$64,239
Imposto de Selo (stamp duty)$8,565
Notary & registration$1,359
Legal / due diligence$16,060
Total acquisition costs$90,223
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$635,870
($494,565–$777,174)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$1,811,418

Gross yield (asking)

3.4%

True gross yield (all-in)

2.0%

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.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $985K
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
$1.2M
+22%
Rental Income
+$83K
Total Position
$1.3M
+30%
5.4%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$179K
Total Position
$1.6M
+66%
5.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$420K
Total Position
$2.6M
+162%
4.9%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$743K
Total Position
$3.9M
+300%
4.7%/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
1.6% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Strong
177720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 177720 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
Yield of 1.6% 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

37% occ.
1.4%
$1,221/mo
47% occ.
1.8%
$1,590/mo
57% occ.
2.2%
$1,959/mo
current
67% occ.
2.6%
$2,328/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.