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Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz
Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz — image 2Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz — image 3Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz — image 4Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz — image 5
Grade Bvillamid-range

Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz

Lagos · Western Algarve ·

€307,500

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

59%

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: €28,384/yr
Average Daily Rate: €133
Payback Period: 31.5 years
5-yr Capital Value: €356,477
10-yr Capital Value: €413,254
Brixfox Score: 58 / 100
Comparable Properties: 53
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€355,755

+15.7% over asking

Asking price€307,500
IMT — Property transfer tax (investment schedule)€12,522
IS — Stamp duty (0.8%)€2,460
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,613
Total acquisition costs€20,845
Renovation (est. €55/m² × 62 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,410
(€1,860–€4,960)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,000
All-in investment (incl. renovation & furnishing)€355,755

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.0%

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: 1
Bathrooms: 1
Building: 62 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pooltraditional exterior architectureopen-plan living/kitchen area

Score Breakdown

ROI
12.13
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
3.24
Rental Demand
5.85
Payback Speed
2
STR Suitability
4

Description

Situated in the peaceful area of Montinhos da Luz, this superb 1 bedroom townhouse forms part of an exclusive condominium of just seven properties, with access to a communal swimming pool and secure parking. As you enter the property, you are welcomed into a bright and stylish open-plan living, dining, and kitchen are

Location

📍 37.0877°N, 8.7505°W

· Lagos, Algarve, Portugal

Listed by B&P Real Estate Agency via Idealista.pt
1-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
1-bedroom freehold villa in Lagos — photo 2 of 5
1-bedroom freehold villa in Lagos — photo 3 of 5
1-bedroom freehold villa in Lagos — photo 4 of 5
1-bedroom freehold villa in Lagos — photo 5 of 5

Semi-detached house in Rua das Cotovias, Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-1263 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$334,239
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
62 m²
True net yield
3.2%
≈ $2,121/mo net after costs & tax
5-yr total return (net + appreciation)
11.3% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 58 · 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: 2005
Energy: C
Condition: good

Description

Situated in the peaceful area of Montinhos da Luz, this superb 1 bedroom townhouse forms part of an exclusive condominium of just seven properties, with access to a communal swimming pool and secure parking. As you enter the property, you are welcomed into a bright and stylish open-plan living, dining, and kitchen are

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)
$187/night
50% ($86)Brixfox estimate($187/night)200% ($344)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$19,220
Likely range $11,533 – $26,909
Airbnb data$187/night · 59% occupancy
Rental income
$187/night · 59% occ.
$36,962
Running costs (20%)
Utilities, cleaning, maintenance
-$7,392
Income tax (10%)
Indonesian rental income tax
-$10,349
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$19,220

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.2%

on all-in cost of $395,440

Scenario
Pre-tax
After-tax
Owner-managed
6.4%
5.6%
Fully-managed
4.0%
3.2%
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

9.3%

Annual Revenue

$36,962

Income Tax / yr

$3,234

Payback

31 yrs

True All-In Cost
Asking price$334,239
IMT — transfer tax (non-resident 7.5%)$25,068
Stamp duty (0.8%)$2,674
Notary + registry$2,174
Legal$4,111
Furnishing + STR launch$27,174
All-in cost$395,440

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.1M$1.6M$1.1M$529K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $308K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$374K
+22%
Rental Income
+$94K
Total Position
$468K
+52%
8.8%/yr
Year 10
Capital Value
$455K
+48%
Rental Income
+$203K
Total Position
$658K
+114%
7.9%/yr
Year 20
Capital Value
$674K
+119%
Rental Income
+$475K
Total Position
$1.1M
+274%
6.8%/yr
Year 30
Capital Value
$997K
+224%
Rental Income
+$841K
Total Position
$1.8M
+498%
6.1%/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
Good
5.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$172 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 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
Occupancy at 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
5.5%
$1,533/mo
49% occ.
6.9%
$1,931/mo
59% occ.
8.4%
$2,329/mo
current
69% occ.
9.8%
$2,726/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.