Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz
Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz — image 2Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz — image 3Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz — image 4Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz — image 5
Grade Bapartmentmid-range

Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz

Lagos · Western Algarve ·

€285,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €24,502/yr
Average Daily Rate: €116
Payback Period: 14.4 years
5-yr Capital Value: €374,486
10-yr Capital Value: €455,619
Brixfox Score: 64.9 / 100
Comparable Properties: 55
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€326,772

+14.7% over asking

Asking price€285,000
IMT — Property transfer tax (investment schedule)€10,947
IS — Stamp duty (0.8%)€2,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,275
Total acquisition costs€18,752
Renovation (est. €55/m² × 64 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,520
(€1,920–€5,120)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€326,772

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 64 m²
Style: contemporary
Condition: good
Year Built: 2005
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan kitchen-dining areasliding mirrored wardrobe

Score Breakdown

ROI
18.46
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.28
Rental Demand
5.81
Payback Speed
3
STR Suitability
3

Description

Sunny Renovated 1-Bedroom Duplex with Pool, Double Garage & AL Potential – Montinhos de Luz Description: Beautiful 1-bedroom duplex apartment (57 sqm) located in an exclusive and very quiet condominium of only 7 apartments, set in the prestigious residential area of Montinhos de Luz. The apartment is currently being

Location

📍 37.0880°N, 8.7492°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Duplex in Rua das Cotovias, 18, Montinhos da Luz, Luz

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
64 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$79K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$1,501/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
17.2 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Sunny Renovated 1-Bedroom Duplex with Pool, Double Garage & AL Potential – Montinhos de Luz Description: Beautiful 1-bedroom duplex apartment (57 sqm) located in an exclusive and very quiet condominium of only 7 apartments, set in the prestigious residential area of Montinhos de Luz. The apartment is currently being

Income Breakdown

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Nightly Rate (ADR)
$168/night
50% ($77)Brixfox estimate($168/night)200% ($310)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$18,017
Airbnb data$168/night · 58% occupancy
Rental income
$168/night · 58% occ.
$35,690
Running costs (20%)
Utilities, cleaning, maintenance
-$7,138
Income tax (10%)
Indonesian rental income tax
-$9,993
Property tax
Annual property tax
-$542
Net income
5.8% ROI
$18,017

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$309,783
IMT (transfer tax, investment schedule)$11,899
Imposto de Selo (stamp duty)$2,478
Notary & registration$1,359
Legal / due diligence$4,647
Total acquisition costs$20,383
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,826
($2,087–$5,565)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$355,187

Gross yield (asking)

11.5%

True gross yield (all-in)

10.0%

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.

$2.0M$1.5M$985K$492K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $285K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$347K
+22%
Rental Income
+$88K
Total Position
$435K
+53%
8.8%/yr
Year 10
Capital Value
$422K
+48%
Rental Income
+$190K
Total Position
$612K
+115%
7.9%/yr
Year 20
Capital Value
$624K
+119%
Rental Income
+$445K
Total Position
$1.1M
+275%
6.8%/yr
Year 30
Capital Value
$924K
+224%
Rental Income
+$789K
Total Position
$1.7M
+501%
6.2%/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
5.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Good
$155 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
5.1%
$1,320/mo
48% occ.
6.5%
$1,678/mo
58% occ.
7.9%
$2,037/mo
current
68% occ.
9.3%
$2,395/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.