House in Montinhos da Luz, Luz
House in Montinhos da Luz, Luz — image 2House in Montinhos da Luz, Luz — image 3House in Montinhos da Luz, Luz — image 4House in Montinhos da Luz, Luz — image 5
Grade B+villaluxury

House in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€3.0M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €128,759/yr
Average Daily Rate: €596
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 29.1 years
5-yr Capital Value: €4.0M
10-yr Capital Value: €4.9M
Brixfox Score: 70.8 / 100
Comparable Properties: 10
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€3.4M

+11.9% over asking

Asking price€3.0M
IMT — Property transfer tax (investment schedule)€228,750
IS — Stamp duty (0.8%)€24,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€45,750
Total acquisition costs€300,150
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)€3.4M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.8%

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: 4
Bathrooms: 5
Building: 300 m²
Land: 1100 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered concrete structurefloor-to-ceiling glass wallsintegrated outdoor living spacesinfinity-edge pool

Score Breakdown

ROI
11.88
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.92
Payback Speed
0
STR Suitability
3

Description

This 4 bedroom modern villa offers a thoughtfully layout and is designed across three levels, with attention to both functionality and aesthetics. The modern architecture and high-quality specifications ensure a luxurious living experience. The living accommodation is spread through the ground and first floor with a g

Location

📍 37.0881°N, 8.7452°W

· Lagos, Algarve, Portugal

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

House in Montinhos da Luz, Luz

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
300 m²
Land Plot
1100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.8% 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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$843K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$7,722/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.8 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

This 4 bedroom modern villa offers a thoughtfully layout and is designed across three levels, with attention to both functionality and aesthetics. The modern architecture and high-quality specifications ensure a luxurious living experience. The living accommodation is spread through the ground and first floor with a g

Income Breakdown

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Nightly Rate (ADR)
$877/night
50% ($403)Brixfox estimate($877/night)200% ($1613)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$92,666
Airbnb data$877/night · 59% occupancy
Rental income
$877/night · 59% occ.
$189,361
Running costs (20%)
Utilities, cleaning, maintenance
-$37,872
Income tax (10%)
Indonesian rental income tax
-$53,021
Property tax
Annual property tax
-$5,802
Net income
2.8% ROI
$92,666

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$3,315,217
IMT (transfer tax, investment schedule)$248,641
Imposto de Selo (stamp duty)$26,522
Notary & registration$1,359
Legal / due diligence$49,728
Total acquisition costs$326,250
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$3,706,848

Gross yield (asking)

5.7%

True gross yield (all-in)

5.1%

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.

$16.0M$12.0M$8.0M$4.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.0M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.7M
+22%
Rental Income
+$453K
Total Position
$4.2M
+37%
6.4%/yr
Year 10
Capital Value
$4.5M
+48%
Rental Income
+$977K
Total Position
$5.5M
+80%
6.1%/yr
Year 20
Capital Value
$6.7M
+119%
Rental Income
+$2.3M
Total Position
$9.0M
+194%
5.5%/yr
Year 30
Capital Value
$9.9M
+224%
Rental Income
+$4.1M
Total Position
$13.9M
+357%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$807 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $807 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% 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

39% occ.
2.5%
$6,828/mo
49% occ.
3.1%
$8,695/mo
59% occ.
3.8%
$10,562/mo
current
69% occ.
4.5%
$12,429/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.