Detached house in Porto Dona Ana - Alto dos Montinhos, Luz
Detached house in Porto Dona Ana - Alto dos Montinhos, Luz — image 2Detached house in Porto Dona Ana - Alto dos Montinhos, Luz — image 3Detached house in Porto Dona Ana - Alto dos Montinhos, Luz — image 4Detached house in Porto Dona Ana - Alto dos Montinhos, Luz — image 5
Grade Avillamid-range

Detached house in Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve ·

€1.2M

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

62%

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: €139,858/yr
Average Daily Rate: €621
Payback Period: 10.6 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 80.9 / 100
Comparable Properties: 8
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.9% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,775
IS — Stamp duty (0.8%)€9,576
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,955
Total acquisition costs€118,556
Renovation (est. €55/m² × 367 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,185
(€11,010–€29,360)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.2%

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: 4
Building: 367 m²
Land: 900 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-view terracecircular swimming pool

Score Breakdown

ROI
22.28
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
11.27
Rental Demand
6.17
Payback Speed
4
STR Suitability
3

Description

Four bedroom house with private pool, inserted in a private condominium with sea view. Located near the beach and in the first line of sea in praia da Luz. Comprising 4 bedrooms with bathroom + 1 garage, large living room, equipped kitchen, garden, swimming pool and ample space for parking. Terrace with magnificent se

Location

📍 37.0782°N, 8.7508°W

· Lagos, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Porto Dona Ana - Alto dos Montinhos, Luz

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
367 m²
Land Plot
900 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+13.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$331K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$8,635/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.6 yr
Rental only

Property details

Year built: 2009
Energy: B
Condition: good

Description

Four bedroom house with private pool, inserted in a private condominium with sea view. Located near the beach and in the first line of sea in praia da Luz. Comprising 4 bedrooms with bathroom + 1 garage, large living room, equipped kitchen, garden, swimming pool and ample space for parking. Terrace with magnificent se

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$904/night
50% ($416)Brixfox estimate($904/night)200% ($1664)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$103,615
Airbnb data$904/night · 62% occupancy
Rental income
$904/night · 62% occ.
$203,639
Running costs (20%)
Utilities, cleaning, maintenance
-$40,728
Income tax (10%)
Indonesian rental income tax
-$57,019
Property tax
Annual property tax
-$2,277
Net income
8.0% ROI
$103,615

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$1,301,087
IMT (transfer tax, investment schedule)$97,582
Imposto de Selo (stamp duty)$10,409
Notary & registration$1,359
Legal / due diligence$19,516
Total acquisition costs$128,865
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$21,940
($11,967–$31,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,493,251

Gross yield (asking)

15.7%

True gross yield (all-in)

13.6%

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.

$9.7M$7.3M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$506K
Total Position
$2.0M
+64%
10.4%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.1M
Total Position
$2.9M
+139%
9.1%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.6M
Total Position
$5.2M
+333%
7.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.5M
Total Position
$8.4M
+603%
6.7%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
8.0% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$832 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
900 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $832 — positioned in the top tier
Generous 900 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

42% occ.
7.2%
$7,838/mo
52% occ.
9.0%
$9,764/mo
62% occ.
10.8%
$11,689/mo
current
72% occ.
12.6%
$13,615/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.