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House in Porto Dona Ana - Alto dos Montinhos, Luz
House in Porto Dona Ana - Alto dos Montinhos, Luz — image 2House in Porto Dona Ana - Alto dos Montinhos, Luz — image 3House in Porto Dona Ana - Alto dos Montinhos, Luz — image 4House in Porto Dona Ana - Alto dos Montinhos, Luz — image 5
Grade A+villaluxury

House in Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

10.8%

True Net Yield (Owner, all-in)

7.9%

True Net Yield (Managed, all-in)

12.8%

True Gross Yield

57%

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: €185,647/yr
Average Daily Rate: €900
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 11.8 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 86.7 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+16.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation (est. €55/m² × 294 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,170
(€8,820–€23,520)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.8%

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: 4
Bathrooms: 3
Building: 294 m²
Land: 1299 m²
Style: portuguese-traditional
Condition: good
Year Built: 1986
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolsextensive terraced gardenssolar panels

Score Breakdown

ROI
25
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.65
Payback Speed
5
STR Suitability
4

Description

Ideally located in an exclusive and highly desirable area just three minutes from Praia da Luz, this magnificent four-bedroom villa offers generous living spaces, privacy, and an exceptional coastal lifestyle. The property features four well-proportioned bedrooms in total, including two stylish en-suite suites. The re

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View this property on Luz Villa Sales →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

House in Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve · Ref BF-1302 Source verified · Luz Villa Sales · listed 2 Jun 2026
Asking price · Freehold
$1,358,696
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
294 m²
Land
1299 m²
True net yield
8.5%
≈ $17,049/mo net after costs & tax
5-yr total return (net + appreciation)
14.8% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 87 · A+

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: 1986
Energy: Not indicated
Condition: good

Description

Ideally located in an exclusive and highly desirable area just three minutes from Praia da Luz, this magnificent four-bedroom villa offers generous living spaces, privacy, and an exceptional coastal lifestyle. The property features four well-proportioned bedrooms in total, including two stylish en-suite suites. The re

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)
$1,266/night
50% ($582)Brixfox estimate($1,266/night)200% ($2329)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$125,742
Likely range $75,446 – $176,039
Airbnb data$1,266/night · 57% occupancy
Rental income
$1,266/night · 57% occ.
$241,812
Running costs (20%)
Utilities, cleaning, maintenance
-$48,362
Income tax (10%)
Indonesian rental income tax
-$67,707
Property tax
Annual property tax
-$0
Net income
9.3% ROI
$125,742

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
13.5%
12.1%
Fully-managed
9.9%
8.5%
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

16.0%

Annual Revenue

$241,812

Income Tax / yr

$21,159

Payback

12 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,514,185

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$11.0M$8.2M$5.5M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$614K
Total Position
$2.1M
+71%
11.3%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$1.3M
Total Position
$3.2M
+154%
9.8%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$3.1M
Total Position
$5.8M
+368%
8.0%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$5.5M
Total Position
$9.6M
+665%
7.0%/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.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.3% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$1165 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1299 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $1165 — positioned in the top tier
Generous 1299 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — factor in seasonal gaps

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

37% occ.
8.7%
$9,844/mo
47% occ.
11.1%
$12,540/mo
57% occ.
13.5%
$15,235/mo
current
67% occ.
15.8%
$17,931/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.