Detached house in Praia da Luz, Luz
Detached house in Praia da Luz, Luz — image 2Detached house in Praia da Luz, Luz — image 3Detached house in Praia da Luz, Luz — image 4Detached house in Praia da Luz, Luz — image 5
Grade Bvillamid-range

Detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€1.8M

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.6 months ago and is currently at 22% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €79,909/yr
Average Daily Rate: €383
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has ocean (+10%)
Payback Period: 49.5 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.4M
Brixfox Score: 61 / 100
Comparable Properties: 16
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€2.0M

+12.6% over asking

Asking price€1.8M
IMT — Property transfer tax (investment schedule)€131,250
IS — Stamp duty (0.8%)€14,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€26,250
Total acquisition costs€172,750
Renovation (est. €55/m² × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
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)€2.0M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.1%

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: 246 m²
Land: 199 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: A
Private Pool
ocean

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-front-terraceprivate-pool-with-sea-viewstone-accent-wall-fireplace

Score Breakdown

ROI
8.07
Visual Appeal
14.8
Ownership Security
13
Location
10.2
Land & Space
4.26
Rental Demand
5.72
Payback Speed
1
STR Suitability
4

Description

Exclusive Cliff-Front Linked villa with Uninterrupted Ocean Views in Luz Perched on the front row of the cliffs in Luz, this exceptional townhouse offers a truly privileged location with breathtaking, uninterrupted sea views that can never be obstructed. From virtually every corner of the property, residents enjoy pano

Location

📍 37.0855°N, 8.7354°W

· Lagos, Algarve, Portugal

Listed by Engel & Völkers Lagos via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Lagos — photo 2 of 5
3-bedroom freehold villa in Lagos — photo 3 of 5
3-bedroom freehold villa in Lagos — photo 4 of 5
3-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-81489 Source verified · Idealista.pt · listed 16 Jun 2026
Asking price · Freehold
$1,902,174
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
246 m²
Land
199 m²
True net yield
2.0%
≈ $6,361/mo net after costs & tax
Brixfox Score 61 · B

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Property details

Year built: 2003
Energy: A
Condition: good
View: ocean

Description

Exclusive Cliff-Front Linked villa with Uninterrupted Ocean Views in Luz Perched on the front row of the cliffs in Luz, this exceptional townhouse offers a truly privileged location with breathtaking, uninterrupted sea views that can never be obstructed. From virtually every corner of the property, residents enjoy pano

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.

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Customize your projections
Nightly Rate (ADR)
$544/night
50% ($250)Brixfox estimate($544/night)200% ($1001)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$54,659
Airbnb data$544/night · 57% occupancy
Rental income
$544/night · 57% occ.
$105,113
Running costs (20%)
Utilities, cleaning, maintenance
-$21,023
Income tax (10%)
Indonesian rental income tax
-$29,432
Property tax
Annual property tax
-$0
Net income
2.9% ROI
$54,659

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.0%

on all-in cost of $2,102,772

Scenario
Pre-tax
After-tax
Owner-managed
3.6%
3.2%
Fully-managed
2.5%
2.0%
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

5.0%

Annual Revenue

$105,113

Income Tax / yr

$9,198

Payback

49 yrs

True All-In Cost
Asking price$1,902,174
IMT — transfer tax (non-resident 7.5%)$142,663
Stamp duty (0.8%)$15,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,102,772

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.3M$7.0M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.8M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$267K
Total Position
$2.4M
+37%
6.5%/yr
Year 10
Capital Value
$2.6M
+48%
Rental Income
+$576K
Total Position
$3.2M
+81%
6.1%/yr
Year 20
Capital Value
$3.8M
+119%
Rental Income
+$1.4M
Total Position
$5.2M
+196%
5.6%/yr
Year 30
Capital Value
$5.7M
+224%
Rental Income
+$2.4M
Total Position
$8.1M
+361%
5.2%/yr

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$501 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
199 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $501 — positioned in the top tier
Stunning visuals with 9/10 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 2.9% 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

37% occ.
2.7%
$4,304/mo
47% occ.
3.4%
$5,463/mo
57% occ.
4.2%
$6,622/mo
current
67% occ.
4.9%
$7,780/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. Market factors in Portugal may impact actual yields.