Detached house in Praia da Luz, Luz
Grade Bvillaluxury

Detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,159/yr
Average Daily Rate: €217
+11.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Luxury finish (+8%)
Payback Period: 41.1 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 60.5 / 100
Comparable Properties: 42
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.

€1.4M

+13.3% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€41,950
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.7%

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
Building: 170 m²
Style: modern
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist architectureintegrated garagelarge windows

Score Breakdown

ROI
10.46
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
5.4
Rental Demand
4.82
Payback Speed
0
STR Suitability
3

Description

This magnificent urbanization in Lagos is the perfect place for those looking for their dream home project. With a gross area of 170 square meters and a living area of 145 square meters, this property offers a spacious and bright space for your family to enjoy. Prime location, you can enjoy all that the city of Lagos h

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View on DS Vila Nova da Barquinha →Also on Idealista.pt
Detached house in Praia da Luz, Luz
Idealista.pt
Source verified

Detached house in Praia da Luz, Luz

Lagos · Western Algarve · Freehold · Ref BF-5865
Ownership
Freehold
Bedrooms
2
Built area
170 m²
True net yield
3.7%
≈ $2,973/mo net after costs & tax
Brixfox Score 61 · B

Property details

Condition: new-build

Description

This magnificent urbanization in Lagos is the perfect place for those looking for their dream home project. With a gross area of 170 square meters and a living area of 145 square meters, this property offers a spacious and bright space for your family to enjoy. Prime location, you can enjoy all that the city of Lagos h

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$312/night
50% ($144)Brixfox estimate($312/night)200% ($574)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$28,545
Airbnb data$312/night · 48% occupancy
Rental income
$312/night · 48% occ.
$54,895
Running costs (20%)
Utilities, cleaning, maintenance
-$10,979
Income tax (10%)
Indonesian rental income tax
-$15,370
Property tax
Annual property tax
-$0
Net income
2.1% ROI
$28,545

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
2.4%
—
Fully-managed
2.4%
—
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

3.7%

Annual Revenue

$54,895

Income Tax / yr

—

Payback

41 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.1M$4.6M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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
$1.5M
+22%
Rental Income
+$139K
Total Position
$1.7M
+33%
5.8%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$301K
Total Position
$2.2M
+72%
5.6%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$706K
Total Position
$3.4M
+176%
5.2%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.2M
Total Position
$5.3M
+324%
4.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$287 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $287 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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

30% occ.
1.8%
$1,994/mo
40% occ.
2.3%
$2,658/mo
48% occ.
2.8%
$3,202/mo
current
58% occ.
3.4%
$3,867/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$1,358,696
3.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 22 Apr 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.