House in Espiche, Luz
House in Espiche, Luz — image 2House in Espiche, Luz — image 3House in Espiche, Luz — image 4House in Espiche, Luz — image 5
Grade B+villamid-range

House in Espiche, Luz

Lagos · Western Algarve ·

€450,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.4%

True Gross Yield

37%

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: €55,466/yr
Average Daily Rate: €410
Payback Period: 10.1 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 71.1 / 100
Comparable Properties: 8
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€531,780

+18.2% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 160 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,800
(€4,800–€12,800)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€531,780

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.4%

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: 3
Building: 160 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturerooftop viewscolorful exterior accents

Score Breakdown

ROI
23
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
5.2
Rental Demand
3.71
Payback Speed
4
STR Suitability
3

Description

Fantastic 4-bedroom villa located in Espiche, a quiet and traditional area close to restaurants, cafés and all essential amenities, just a few minutes from Praia da Luz and the city of Lagos. The ground floor comprises a spacious entrance hall, hallway, a large fully equipped kitchen, and a generous living and dining

Location

📍 37.1026°N, 8.7388°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Espiche, Luz

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
160 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$124K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$3,411/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
11.9 yr
Rental only

Property details

Year built: 1995
Energy: D
Condition: good

Description

Fantastic 4-bedroom villa located in Espiche, a quiet and traditional area close to restaurants, cafés and all essential amenities, just a few minutes from Praia da Luz and the city of Lagos. The ground floor comprises a spacious entrance hall, hallway, a large fully equipped kitchen, and a generous living and dining

Income Breakdown

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Nightly Rate (ADR)
$594/night
50% ($273)Brixfox estimate($594/night)200% ($1092)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$40,932
Airbnb data$594/night · 37% occupancy
Rental income
$594/night · 37% occ.
$80,361
Running costs (20%)
Utilities, cleaning, maintenance
-$16,072
Income tax (10%)
Indonesian rental income tax
-$22,501
Property tax
Annual property tax
-$856
Net income
8.4% ROI
$40,932

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,565
($5,217–$13,913)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$575,848

Gross yield (asking)

16.4%

True gross yield (all-in)

14.0%

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.

$3.7M$2.8M$1.9M$935K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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
$547K
+22%
Rental Income
+$200K
Total Position
$747K
+66%
10.7%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$432K
Total Position
$1.1M
+144%
9.3%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$1.0M
Total Position
$2.0M
+344%
7.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.8M
Total Position
$3.3M
+622%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$546 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $546 — 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 37% — 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

30% occ.
9.1%
$3,720/mo
40% occ.
12.2%
$4,983/mo
37% occ.
11.3%
$4,617/mo
current
47% occ.
14.4%
$5,881/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.