Detached house, N125, Espiche, Luz
Detached house, N125, Espiche, Luz — image 2Detached house, N125, Espiche, Luz — image 3Detached house, N125, Espiche, Luz — image 4Detached house, N125, Espiche, Luz — image 5
Grade B+villabudget

Detached house, N125, Espiche, Luz

Lagos · Western Algarve ·

€220,000

Asking Price (EUR)

8.4%

True Net Yield (Owner, all-in)

5.8%

True Net Yield (Managed, all-in)

13.0%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,684/yr
Average Daily Rate: €174
Payback Period: 7.1 years
5-yr Capital Value: €289,077
10-yr Capital Value: €351,706
Brixfox Score: 72.4 / 100
Comparable Properties: 82
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€290,257

+31.9% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €900/m² × 43 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€38,700
(€30,100–€47,300)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€290,257

Gross yield (asking price)

17.1%

True gross yield (all-in)

13.0%

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: 2
Bathrooms: 1
Building: 43 m²
Land: 43 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
2.02
Rental Demand
5.94
Payback Speed
5
STR Suitability
3

Description

House T2 for sale.

Location

📍 37.0964°N, 8.7409°W

· Lagos, Algarve, Portugal

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

Detached house, N125, Espiche, Luz

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
43 m²
Land Plot
43 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 12.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+17.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$61K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.0%
$2,384/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.4 yr
Rental only

Property details

Year built: 1950
Energy: F
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$258/night
50% ($118)Brixfox estimate($258/night)200% ($474)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$28,609
Airbnb data$258/night · 59% occupancy
Rental income
$258/night · 59% occ.
$55,822
Running costs (20%)
Utilities, cleaning, maintenance
-$11,164
Income tax (10%)
Indonesian rental income tax
-$15,630
Property tax
Annual property tax
-$418
Net income
12.0% ROI
$28,609

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$239,130
IMT (transfer tax, investment schedule)$6,953
Imposto de Selo (stamp duty)$1,913
Notary & registration$1,359
Legal / due diligence$3,587
Total acquisition costs$13,812
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$42,065
($32,717–$51,413)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$313,323

Gross yield (asking)

23.3%

True gross yield (all-in)

17.8%

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.

$2.3M$1.7M$1.1M$565K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+22%
Rental Income
+$140K
Total Position
$407K
+85%
13.1%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$302K
Total Position
$627K
+185%
11.0%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$707K
Total Position
$1.2M
+441%
8.8%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$1.3M
Total Position
$2.0M
+794%
7.6%/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
Strong
12.0% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$237 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
43 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.0% — outperforms most villas in this market
Premium nightly rate of $237 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
10.7%
$2,124/mo
49% occ.
13.4%
$2,673/mo
59% occ.
16.2%
$3,221/mo
current
69% occ.
18.9%
$3,770/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.