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House in Espiche, Luz
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Grade Bvillamid-range

House in Espiche, Luz

Lagos · Western Algarve ·

€499,999

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €41,348/yr
Average Daily Rate: €168
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 29.1 years
5-yr Capital Value: €579,636
10-yr Capital Value: €671,957
Brixfox Score: 61.1 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€575,789

+15.2% over asking

Asking price€499,999
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €55/m² × 152 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,360
(€4,560–€12,160)
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)€575,789

Gross yield (asking price)

8.3%

True gross yield (all-in)

7.2%

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: 2
Building: 152 m²
Land: 149 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor terrace with pergolastone facade detailingpatterned bathroom tiles

Score Breakdown

ROI
13.01
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.69
Rental Demand
6.83
Payback Speed
2
STR Suitability
4

Description

Two-bedroom townhouse with a patio and a rooftop terrace, for sale in Espiche, Luz, Algarve. The home is designed to provide a harmonious flow throughout all rooms, creating a functional and comfortable living environment. Immediately to the right of the entrance is the kitchen, recently renovated and fully equipped,

Location

📍 37.1368°N, 8.7490°W

· Lagos, Algarve, Portugal

Visit LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
LUXIMOS Christie’s International Real Estate
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2-bedroom freehold villa in Lagos — photo 5 of 5

House in Espiche, Luz

Lagos · Western Algarve · Ref BF-86933 Source verified · LUXIMOS Christie’s International Real Estate · listed 1 Jul 2026
Asking price · Freehold
$543,477
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
152 m²
Land
149 m²
True net yield
3.4%
≈ $3,302/mo net after costs & tax
5-yr total return (net + appreciation)
10.7% / yr avg
Payback in ~29 yrs from rent
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

Finding Airbnb comps...

Property details

Year built: 2007
Energy: B-
Condition: good

Description

Two-bedroom townhouse with a patio and a rooftop terrace, for sale in Espiche, Luz, Algarve. The home is designed to provide a harmonious flow throughout all rooms, creating a functional and comfortable living environment. Immediately to the right of the entrance is the kitchen, recently renovated and fully equipped,

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$235/night
50% ($108)Brixfox estimate($235/night)200% ($432)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Indicative
Yearly income
$28,168
Likely range $16,901 – $39,435
Airbnb data$235/night · 68% occupancy
Rental income
$235/night · 68% occ.
$54,168
Running costs (20%)
Utilities, cleaning, maintenance
-$10,834
Income tax (10%)
Indonesian rental income tax
-$15,167
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$28,168

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.4%

on all-in cost of $624,618

Scenario
Pre-tax
After-tax
Owner-managed
6.3%
5.6%
Fully-managed
4.2%
3.4%
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

8.7%

Annual Revenue

$54,168

Income Tax / yr

$4,740

Payback

29 yrs

True All-In Cost
Asking price$543,477
IMT — transfer tax (non-resident 7.5%)$40,761
Stamp duty (0.8%)$4,348
Notary + registry$2,174
Legal$6,685
Furnishing + STR launch$27,174
All-in cost$624,618

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.3M$2.5M$1.6M$821K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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 16: 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
$608K
+22%
Rental Income
+$138K
Total Position
$746K
+49%
8.3%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$297K
Total Position
$1.0M
+107%
7.6%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$696K
Total Position
$1.8M
+258%
6.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.9M
+471%
6.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$216 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
149 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $216 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 149 m² — limited expansion potential

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

48% occ.
5.3%
$2,414/mo
58% occ.
6.4%
$2,913/mo
68% occ.
7.5%
$3,413/mo
current
78% occ.
8.6%
$3,912/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.