Semi-detached house in Praia da Luz, Luz
Semi-detached house in Praia da Luz, Luz — image 2Semi-detached house in Praia da Luz, Luz — image 3Semi-detached house in Praia da Luz, Luz — image 4Semi-detached house in Praia da Luz, Luz — image 5
Grade Avillamid-range

Semi-detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€740,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

51%

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: €73,509/yr
Average Daily Rate: €393
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 12.6 years
5-yr Capital Value: €972,349
10-yr Capital Value: €1.2M
Brixfox Score: 75.9 / 100
Comparable Properties: 27
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€846,115

+14.3% over asking

Asking price€740,000
IMT — Property transfer tax (investment schedule)€44,400
IS — Stamp duty (0.8%)€5,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,100
Total acquisition costs€62,670
Renovation (est. €55/m² × 159 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,745
(€4,770–€12,720)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€846,115

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.7%

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: 3
Bathrooms: 3
Building: 159 m²
Land: 360 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private poolmultiple terraces/balconiessea viewsolar panels

Score Breakdown

ROI
20.04
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
8.78
Rental Demand
5.13
Payback Speed
3
STR Suitability
3

Description

This well presented three-bedroom semi-detached villa situated in an excellent location just moments from the ocean and less than a 10-minute walk from the heart of Praia da Luz. Occupying a desirable corner plot, the property benefits from generous outdoor space and an abundance of natural light throughout. The villa

Location

📍 37.0834°N, 8.7379°W

· Lagos, Algarve, Portugal

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

Semi-detached house in Praia da Luz, Luz

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
159 m²
Land Plot
360 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$204K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$4,498/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.9 yr
Rental only

Property details

Year built: 2002
Energy: C
Condition: good

Description

This well presented three-bedroom semi-detached villa situated in an excellent location just moments from the ocean and less than a 10-minute walk from the heart of Praia da Luz. Occupying a desirable corner plot, the property benefits from generous outdoor space and an abundance of natural light throughout. The villa

Income Breakdown

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Nightly Rate (ADR)
$569/night
50% ($262)Brixfox estimate($569/night)200% ($1047)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$53,981
Airbnb data$569/night · 51% occupancy
Rental income
$569/night · 51% occ.
$106,517
Running costs (20%)
Utilities, cleaning, maintenance
-$21,303
Income tax (10%)
Indonesian rental income tax
-$29,825
Property tax
Annual property tax
-$1,408
Net income
6.7% ROI
$53,981

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$804,348
IMT (transfer tax, investment schedule)$48,261
Imposto de Selo (stamp duty)$6,435
Notary & registration$1,359
Legal / due diligence$12,065
Total acquisition costs$68,120
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,505
($5,185–$13,826)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$917,516

Gross yield (asking)

13.2%

True gross yield (all-in)

11.6%

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.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $740K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$900K
+22%
Rental Income
+$264K
Total Position
$1.2M
+57%
9.5%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$569K
Total Position
$1.7M
+125%
8.4%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+299%
7.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.4M
Total Position
$4.8M
+544%
6.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$524 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Good
360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $524 — 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 51% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
5.5%
$3,672/mo
41% occ.
7.3%
$4,884/mo
51% occ.
9.1%
$6,096/mo
current
61% occ.
10.9%
$7,308/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.