Duplex in Rua do Poço, 2, Praia da Luz, Luz
Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 2Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 3Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 4Duplex in Rua do Poço, 2, Praia da Luz, Luz — image 5
Grade Bapartmentmid-range

Duplex in Rua do Poço, 2, Praia da Luz, Luz

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €26,412/yr
Average Daily Rate: €143
Payback Period: 25.9 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 57.7 / 100
Comparable Properties: 85
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.

€620,580

+12.8% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€620,580

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.3%

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: 84 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view balconyopen-plan living area

Score Breakdown

ROI
13.73
Visual Appeal
9
Ownership Security
13
Location
10.2
Land & Space
3.68
Rental Demand
5.07
Payback Speed
0
STR Suitability
3

Description

Just 100 meters from the beach, this fully renovated 2-bedroom duplex apartment combines a premium location with a south-facing orientation. This property benefits from excellent sun exposure throughout the day, providing bright and comfortable spaces in every season of the year. Features Gross Private Area: 82.54 m² F

Location

📍 37.0869°N, 8.7293°W

· Lagos, Algarve, Portugal

View on Mimosaproperties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Duplex in Rua do Poço, 2, Praia da Luz, Luz

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
84 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,578/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.6 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Just 100 meters from the beach, this fully renovated 2-bedroom duplex apartment combines a premium location with a south-facing orientation. This property benefits from excellent sun exposure throughout the day, providing bright and comfortable spaces in every season of the year. Features Gross Private Area: 82.54 m² F

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$208/night
50% ($96)Brixfox estimate($208/night)200% ($382)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$18,931
Airbnb data$208/night · 51% occupancy
Rental income
$208/night · 51% occ.
$38,417
Running costs (20%)
Utilities, cleaning, maintenance
-$7,683
Income tax (10%)
Indonesian rental income tax
-$10,757
Property tax
Annual property tax
-$1,046
Net income
3.2% ROI
$18,931

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$674,543

Gross yield (asking)

6.4%

True gross yield (all-in)

5.7%

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.

$3.0M$2.3M$1.5M$751K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 23: 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
$669K
+22%
Rental Income
+$92K
Total Position
$762K
+38%
6.7%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$200K
Total Position
$1.0M
+84%
6.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$468K
Total Position
$1.7M
+204%
5.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$829K
Total Position
$2.6M
+375%
5.3%/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
3.2% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$191 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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 3.2% 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

31% occ.
2.5%
$1,269/mo
41% occ.
3.4%
$1,711/mo
51% occ.
4.3%
$2,154/mo
current
61% occ.
5.2%
$2,596/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.