House in Praia da Luz, Luz
House in Praia da Luz, Luz — image 2House in Praia da Luz, Luz — image 3House in Praia da Luz, Luz — image 4House in Praia da Luz, Luz — image 5
Grade Bvillaluxury

House in Praia da Luz, Luz

Lagos · Western Algarve ·

€780,000

Asking Price (EUR)

3.4%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.2%

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: €46,027/yr
Average Daily Rate: €241
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 63.6 / 100
Comparable Properties: 57
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€887,940

+13.8% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
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)€887,940

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.2%

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: 3
Building: 131 m²
Land: 42 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood slat facade accentsglass balconiesintegrated kitchen island/barrooftop terrace with sea view

Score Breakdown

ROI
15.07
Visual Appeal
15
Ownership Security
13
Location
10.2
Land & Space
1.1
Rental Demand
5.24
Payback Speed
1
STR Suitability
3

Description

Imagine waking up to breathtaking sea views every morning from your luxurious new townhouse in Praia da Luz. This stunning 2-bedroom, 3-bathroom property boasts modern amenities and features such as air conditioning, underfloor heating, and elevator. The sleek and stylish equipped kitchen is perfect for culinary enthus

Location

📍 37.0892°N, 8.7266°W

· Lagos, Algarve, Portugal

View on O&O Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Praia da Luz, Luz

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
131 m²
Land Plot
42 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$215K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.9%
$2,766/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
25.5 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Imagine waking up to breathtaking sea views every morning from your luxurious new townhouse in Praia da Luz. This stunning 2-bedroom, 3-bathroom property boasts modern amenities and features such as air conditioning, underfloor heating, and elevator. The sleek and stylish equipped kitchen is perfect for culinary enthus

Income Breakdown

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Nightly Rate (ADR)
$349/night
50% ($161)Brixfox estimate($349/night)200% ($642)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$33,194
Airbnb data$349/night · 52% occupancy
Rental income
$349/night · 52% occ.
$66,688
Running costs (20%)
Utilities, cleaning, maintenance
-$13,338
Income tax (10%)
Indonesian rental income tax
-$18,673
Property tax
Annual property tax
-$1,484
Net income
3.9% ROI
$33,194

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$962,978

Gross yield (asking)

7.9%

True gross yield (all-in)

6.9%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$162K
Total Position
$1.1M
+42%
7.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$350K
Total Position
$1.5M
+93%
6.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$821K
Total Position
$2.5M
+224%
6.1%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.5M
Total Position
$4.0M
+411%
5.6%/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
Average
3.9% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$321 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
42 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $321 — 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 3.9% 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.
3.2%
$2,281/mo
42% occ.
4.3%
$3,024/mo
52% occ.
5.3%
$3,767/mo
current
62% occ.
6.4%
$4,510/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.