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Semi-detached house in Rua Direita, 44, Praia da Luz, Luz
Grade B+villamid-range

Semi-detached house in Rua Direita, 44, Praia da Luz, Luz

Lagos · Western Algarve ·

€820,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

65%

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: €63,410/yr
Average Daily Rate: €268
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has sea (+10%)
Payback Period: 28.1 years
5-yr Capital Value: €950,605
10-yr Capital Value: €1.1M
Brixfox Score: 67.3 / 100
Comparable Properties: 78
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€918,660

+12.0% over asking

Asking price€820,000
IMT — Property transfer tax (investment schedule)€49,200
IS — Stamp duty (0.8%)€6,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,300
Total acquisition costs€69,310
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€918,660

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.9%

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
Building: 170 m²
Style: contemporary
Condition: new-build
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple new-build villasproximity to beachtennis court access

Score Breakdown

ROI
13.46
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
5.4
Rental Demand
6.48
Payback Speed
2
STR Suitability
4

Description

NEW DEVELOPMENT | MODERN T2 TOWNHOUSES AT PRAIA DA LUZ FOR SALE - LAGOS Our LiveAlgarve Team introduces you to an attractive opportunity to own a stylish, contemporary villa in the heart of Praia da Luz. This exclusive development features ten beautifully designed 2-bedroom properties, six of which are semi-detached in

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

Semi-detached house in Rua Direita, 44, Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-86935 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$891,304
Ownership
Freehold
Bedrooms
2
Built area
170 m²
True net yield
3.6%
≈ $5,218/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 67 · 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

Condition: new-build
View: sea

Description

NEW DEVELOPMENT | MODERN T2 TOWNHOUSES AT PRAIA DA LUZ FOR SALE - LAGOS Our LiveAlgarve Team introduces you to an attractive opportunity to own a stylish, contemporary villa in the heart of Praia da Luz. This exclusive development features ten beautifully designed 2-bedroom properties, six of which are semi-detached in

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)
$375/night
50% ($173)Brixfox estimate($375/night)200% ($690)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$42,717
Likely range $25,630 – $59,803
Airbnb data$375/night · 65% occupancy
Rental income
$375/night · 65% occ.
$82,148
Running costs (20%)
Utilities, cleaning, maintenance
-$16,430
Income tax (10%)
Indonesian rental income tax
-$23,001
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$42,717

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.2%
5.5%
Fully-managed
4.3%
3.6%
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

8.2%

Annual Revenue

$82,148

Income Tax / yr

$7,188

Payback

28 yrs

True All-In Cost
Asking price$891,304
IMT — transfer tax (non-resident 7.5%)$66,848
Stamp duty (0.8%)$7,130
Notary + registry$2,174
Legal$10,963
Furnishing + STR launch$27,174
All-in cost$1,005,593

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $820K
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 17: 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
$998K
+22%
Rental Income
+$209K
Total Position
$1.2M
+47%
8.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$451K
Total Position
$1.7M
+103%
7.3%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.1M
Total Position
$2.9M
+248%
6.4%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$1.9M
Total Position
$4.5M
+452%
5.9%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$345 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $345 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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

45% occ.
4.8%
$3,578/mo
55% occ.
5.9%
$4,377/mo
65% occ.
7.0%
$5,175/mo
current
75% occ.
8.0%
$5,974/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.