Terraced house, do Poço, 11 C, Praia da Luz, Luz
Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 2Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 3Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 4Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 5
Grade B+villamid-range

Terraced house, do Poço, 11 C, Praia da Luz, Luz

Lagos · Western Algarve ·

€560,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €41,103/yr
Average Daily Rate: €217
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 17.0 years
5-yr Capital Value: €735,832
10-yr Capital Value: €895,252
Brixfox Score: 68.1 / 100
Comparable Properties: 53
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€633,610

+13.1% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€633,610

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.5%

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: 2
Bathrooms: 2
Building: 144 m²
Land: 144 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

macrame wall hangingcurved wall featuremodern pendant lightingrooftop terrace with arched openingbeachfront location

Score Breakdown

ROI
16.84
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
3.64
Rental Demand
5.19
Payback Speed
2
STR Suitability
3

Description

Located in the heart of Praia da Luz, with a stunning view of the iconic Rocha Negra, a large volcanic formation situated at the western end of the beach, this two-story villa has been completely renovated in a modern and bright style, with high-quality materials. Here you live just steps from the beach, restaurants an

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View on Fastighetsbyrån Lagos, Algarve →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Terraced house, do Poço, 11 C, Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 4.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$155K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.9%
$2,492/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
20.4 yr
Rental only

Property details

Year built: 1991
Energy: D
Condition: excellent

Description

Located in the heart of Praia da Luz, with a stunning view of the iconic Rocha Negra, a large volcanic formation situated at the western end of the beach, this two-story villa has been completely renovated in a modern and bright style, with high-quality materials. Here you live just steps from the beach, restaurants an

Income Breakdown

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Nightly Rate (ADR)
$314/night
50% ($145)Brixfox estimate($314/night)200% ($578)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$29,904
Airbnb data$314/night · 52% occupancy
Rental income
$314/night · 52% occ.
$59,557
Running costs (20%)
Utilities, cleaning, maintenance
-$11,911
Income tax (10%)
Indonesian rental income tax
-$16,676
Property tax
Annual property tax
-$1,065
Net income
4.9% ROI
$29,904

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$608,696
IMT (transfer tax, investment schedule)$35,467
Imposto de Selo (stamp duty)$4,870
Notary & registration$1,359
Legal / due diligence$9,130
Total acquisition costs$50,826
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$686,533

Gross yield (asking)

9.8%

True gross yield (all-in)

8.7%

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.

$3.6M$2.7M$1.8M$898K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$681K
+22%
Rental Income
+$146K
Total Position
$827K
+48%
8.1%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$315K
Total Position
$1.1M
+104%
7.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$739K
Total Position
$2.0M
+251%
6.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.3M
Total Position
$3.1M
+458%
5.9%/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
Average
4.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$289 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
144 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $289 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% is near 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

32% occ.
4.0%
$2,047/mo
42% occ.
5.4%
$2,716/mo
52% occ.
6.7%
$3,386/mo
current
62% occ.
8.0%
$4,055/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.