House in Praia da Luz, Luz
House in Praia da Luz, Luz — image 2House in Praia da Luz, Luz — image 3House in Praia da Luz, Luz — image 4House in Praia da Luz, Luz — image 5
Grade Bvillaluxury

House in Praia da Luz, Luz

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €62,069/yr
Average Daily Rate: €265
Payback Period: 47.3 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.8M
Brixfox Score: 64.2 / 100
Comparable Properties: 29
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€2.6M

+12.1% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€176,250
IS — Stamp duty (0.8%)€18,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,250
Total acquisition costs€231,550
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)€2.6M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.4%

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: 3
Building: 295 m²
Land: 790 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolfloor-to-ceiling windowsopen-plan livingsea views

Score Breakdown

ROI
10.03
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
11.57
Rental Demand
6.42
Payback Speed
0
STR Suitability
3

Description

Contemporary South-facing 3 Bedroom Villa with Panoramic Views, Praia da Luz •Living Area 245m², Construction Area 295m² •Plot Size 790m² •3 Bedrooms, 3 Bathrooms •Garage, Pool & Landscaped gardens •Highest Spec on Build and appliances •Panoramic Sea Views • Nearest beach 1km Within easy walking distance from the cen

Location

📍 37.0913°N, 8.7370°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

House in Praia da Luz, Luz

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
295 m²
Land Plot
790 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$649K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$3,515/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
60.6 yr
Rental only

Property details

Year built: 2027
Energy: A
Condition: new-build

Description

Contemporary South-facing 3 Bedroom Villa with Panoramic Views, Praia da Luz •Living Area 245m², Construction Area 295m² •Plot Size 790m² •3 Bedrooms, 3 Bathrooms •Garage, Pool & Landscaped gardens •Highest Spec on Build and appliances •Panoramic Sea Views • Nearest beach 1km Within easy walking distance from the cen

Income Breakdown

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Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($705)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$42,184
Airbnb data$383/night · 64% occupancy
Rental income
$383/night · 64% occ.
$89,720
Running costs (20%)
Utilities, cleaning, maintenance
-$17,944
Income tax (10%)
Indonesian rental income tax
-$25,121
Property tax
Annual property tax
-$4,470
Net income
1.7% ROI
$42,184

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$2,554,348
IMT (transfer tax, investment schedule)$191,576
Imposto de Selo (stamp duty)$20,435
Notary & registration$1,359
Legal / due diligence$38,315
Total acquisition costs$251,685
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,861,793

Gross yield (asking)

3.5%

True gross yield (all-in)

3.1%

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.

$10.9M$8.2M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$206K
Total Position
$3.1M
+30%
5.5%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$445K
Total Position
$3.9M
+67%
5.3%/yr
Year 20
Capital Value
$5.1M
+119%
Rental Income
+$1.0M
Total Position
$6.2M
+163%
5.0%/yr
Year 30
Capital Value
$7.6M
+224%
Rental Income
+$1.8M
Total Position
$9.5M
+303%
4.8%/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
1.7% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$352 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $352 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 790 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% is below the market average — model your cashflow carefully

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

44% occ.
1.5%
$3,230/mo
54% occ.
1.9%
$4,046/mo
64% occ.
2.3%
$4,861/mo
current
74% occ.
2.7%
$5,676/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.