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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 C+villabudget

Detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€399,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% 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: €24,189/yr
Average Daily Rate: €114
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 58.9 years
5-yr Capital Value: €462,550
10-yr Capital Value: €536,223
Brixfox Score: 48.3 / 100
Comparable Properties: 38
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€533,527

+33.7% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €900/m² × 95 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€85,500
(€66,500–€104,500)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€533,527

Gross yield (asking price)

6.1%

True gross yield (all-in)

4.5%

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: 1
Building: 95 m²
Land: 138 m²
Style: dated
Condition: needs-renovation
Year Built: 1951
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.8
Visual Appeal
4.4
Ownership Security
13
Location
10.2
Land & Space
4.14
Rental Demand
5.8
Payback Speed
0
STR Suitability
4

Description

Located in the center of Praia da Luz, a short 5-minute walk from the beach. South facing. Total land area 186m2 Gross Area: 95 m2 The main house comprises entrance with 2 bedrooms, living room, kitchen with dining area, 1 bathroom, 1 balcony and access, from the inside of the house, to the attic with terrace with a s

Location

📍 37.0995°N, 8.7367°W

· Lagos, Algarve, Portugal

Visit Sunpoint Properties →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
Sunpoint Properties
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2-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-1261 Source verified · Sunpoint Properties · listed 3 Jun 2026
Asking price · Freehold
$433,696
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
95 m²
Land
138 m²
True net yield
1.7%
≈ $1,648/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~59 yrs from rent
Brixfox Score 48 · C+

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: 1951
Energy: E
Condition: needs-renovation

Description

Located in the center of Praia da Luz, a short 5-minute walk from the beach. South facing. Total land area 186m2 Gross Area: 95 m2 The main house comprises entrance with 2 bedrooms, living room, kitchen with dining area, 1 bathroom, 1 balcony and access, from the inside of the house, to the attic with terrace with a s

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)
$161/night
50% ($74)Brixfox estimate($161/night)200% ($296)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$16,383
Likely range $9,829 – $22,936
Airbnb data$161/night · 58% occupancy
Rental income
$161/night · 58% occ.
$31,505
Running costs (20%)
Utilities, cleaning, maintenance
-$6,301
Income tax (10%)
Indonesian rental income tax
-$8,822
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$16,383

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.9%
3.4%
Fully-managed
2.2%
1.7%
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

6.3%

Annual Revenue

$31,505

Income Tax / yr

$2,757

Payback

59 yrs

True All-In Cost
Asking price$433,696
IMT — transfer tax (non-resident 7.5%)$32,527
Stamp duty (0.8%)$3,470
Notary + registry$2,174
Legal$5,335
Furnishing + STR launch$27,174
All-in cost$504,375

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.3M$1.7M$1.2M$578K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$80K
Total Position
$565K
+42%
7.2%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$173K
Total Position
$763K
+91%
6.7%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$405K
Total Position
$1.3M
+221%
6.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$717K
Total Position
$2.0M
+404%
5.5%/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
3.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Good
$148 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
138 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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

38% occ.
3.6%
$1,300/mo
48% occ.
4.5%
$1,643/mo
58% occ.
5.5%
$1,985/mo
current
68% occ.
6.4%
$2,327/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.