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Detached house in Praia da Luz, Luz
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Grade Avillabudget

Detached house in Praia da Luz, Luz

Lagos · Western Algarve ·

€330,000

Asking Price (EUR)

8.9%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

11.0%

True Gross Yield

55%

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: €64,247/yr
Average Daily Rate: €321
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 10.4 years
5-yr Capital Value: €382,560
10-yr Capital Value: €443,492
Brixfox Score: 78.3 / 100
Comparable Properties: 10
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.

€584,720

+77.2% over asking

Asking price€330,000
IMT — Property transfer tax (investment schedule)€14,230
IS — Stamp duty (0.8%)€2,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,950
Total acquisition costs€23,070
Renovation (est. €900/m² × 229 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€206,100
(€160,300–€251,900)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€584,720

Gross yield (asking price)

19.5%

True gross yield (all-in)

11.0%

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: 4
Building: 229 m²
Land: 8400 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
3.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.47
Payback Speed
5
STR Suitability
4

Description

This property offers a unique combination of rustic charm and urban convenience. The rustic portion spans a vast expanse of 8400m2, ideal for those seeking space and tranquility amidst nature. On the other hand, the urban area has a building footprint of 229m2, providing the opportunity to build or adapt a residence ac

Location

📍 37.0881°N, 8.7280°W

· Lagos, Algarve, Portugal

View this property on Algarve Sunset Properties →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Algarve Sunset Properties
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4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-1355 Source verified · Algarve Sunset Properties · listed 2 Jun 2026
Asking price · Freehold
$358,696
View original listing
Ownership
Freehold
Bedrooms
4
Built area
229 m²
Land
8400 m²
True net yield
9.6%
≈ $5,647/mo net after costs & tax
5-yr total return (net + appreciation)
17.7% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 78 · 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

Energy: Exempt
Condition: needs-renovation

Description

This property offers a unique combination of rustic charm and urban convenience. The rustic portion spans a vast expanse of 8400m2, ideal for those seeking space and tranquility amidst nature. On the other hand, the urban area has a building footprint of 229m2, providing the opportunity to build or adapt a residence ac

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)
$452/night
50% ($208)Brixfox estimate($452/night)200% ($832)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Indicative
Yearly income
$43,504
Likely range $26,102 – $60,905
Airbnb data$452/night · 55% occupancy
Rental income
$452/night · 55% occ.
$83,661
Running costs (20%)
Utilities, cleaning, maintenance
-$16,732
Income tax (10%)
Indonesian rental income tax
-$23,425
Property tax
Annual property tax
-$0
Net income
12.1% ROI
$43,504

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

9.6%

on all-in cost of $422,227

Scenario
Pre-tax
After-tax
Owner-managed
16.1%
14.3%
Fully-managed
11.3%
9.6%
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

19.8%

Annual Revenue

$83,661

Income Tax / yr

$7,321

Payback

10 yrs

True All-In Cost
Asking price$358,696
IMT — transfer tax (non-resident 7.5%)$26,902
Stamp duty (0.8%)$2,870
Notary + registry$2,174
Legal$4,412
Furnishing + STR launch$27,174
All-in cost$422,227

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.4M$2.6M$1.7M$855K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $330K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$401K
+22%
Rental Income
+$212K
Total Position
$614K
+86%
13.2%/yr
Year 10
Capital Value
$488K
+48%
Rental Income
+$459K
Total Position
$947K
+187%
11.1%/yr
Year 20
Capital Value
$723K
+119%
Rental Income
+$1.1M
Total Position
$1.8M
+445%
8.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.9M
Total Position
$3.0M
+801%
7.6%/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
12.1% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$416 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
8400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.1% — outperforms most villas in this market
Premium nightly rate of $416 — positioned in the top tier
Generous 8400 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
11.2%
$3,346/mo
45% occ.
14.4%
$4,308/mo
55% occ.
17.6%
$5,271/mo
current
65% occ.
20.9%
$6,234/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.