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House in Espiche, Luz
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Grade Bvillabudget

House in Espiche, Luz

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

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: €31,335/yr
Average Daily Rate: €150
-31.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 30.7 years
5-yr Capital Value: €405,746
10-yr Capital Value: €470,371
Brixfox Score: 55.2 / 100
Comparable Properties: 35
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€544,280

+55.5% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 167 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€150,300
(€116,900–€183,700)
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)€544,280

Gross yield (asking price)

8.9%

True gross yield (all-in)

5.8%

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: 2
Bathrooms: 1
Building: 167 m²
Land: 167 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
12.41
Visual Appeal
5.6
Ownership Security
13
Location
8.4
Land & Space
4.01
Rental Demand
5.73
Payback Speed
2
STR Suitability
4

Description

Villas with a project of three new houses T0 + attic. Located in the picturesque village of Barão de São Miguel, in the Council of Vila do Bispo. Ideal for those who like the atmosphere of a small town where everyone knows each other. A community very united by traditions. Excellent to later monetize as a short or l

Location

📍 37.1015°N, 8.7401°W

· Lagos, Algarve, Portugal

View this property on Zonas Mágicas →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
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2-bedroom freehold villa in Lagos — photo 2 of 5
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2-bedroom freehold villa in Lagos — photo 5 of 5

House in Espiche, Luz

Lagos · Western Algarve · Ref BF-1385 Source verified · Zonas Mágicas · listed 3 Jun 2026
Asking price · Freehold
$380,435
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
167 m²
Land
167 m²
True net yield
3.3%
≈ $2,385/mo net after costs & tax
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 55 · 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: 1951
Energy: Not indicated
Condition: needs-renovation

Description

Villas with a project of three new houses T0 + attic. Located in the picturesque village of Barão de São Miguel, in the Council of Vila do Bispo. Ideal for those who like the atmosphere of a small town where everyone knows each other. A community very united by traditions. Excellent to later monetize as a short or l

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)
$211/night
50% ($97)Brixfox estimate($211/night)200% ($388)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$21,220
Likely range $12,732 – $29,708
Airbnb data$211/night · 57% occupancy
Rental income
$211/night · 57% occ.
$40,808
Running costs (20%)
Utilities, cleaning, maintenance
-$8,162
Income tax (10%)
Indonesian rental income tax
-$11,426
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$21,220

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.4%
5.6%
Fully-managed
4.1%
3.3%
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

9.2%

Annual Revenue

$40,808

Income Tax / yr

$3,571

Payback

31 yrs

True All-In Cost
Asking price$380,435
IMT — transfer tax (non-resident 7.5%)$28,533
Stamp duty (0.8%)$3,043
Notary + registry$2,174
Legal$4,679
Furnishing + STR launch$27,174
All-in cost$446,038

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.4M$1.8M$1.2M$593K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$104K
Total Position
$529K
+51%
8.6%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$224K
Total Position
$742K
+112%
7.8%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$525K
Total Position
$1.3M
+269%
6.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$929K
Total Position
$2.1M
+490%
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
5.6% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Good
$194 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
167 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 57% — 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

37% occ.
5.3%
$1,674/mo
47% occ.
6.7%
$2,122/mo
57% occ.
8.1%
$2,571/mo
current
67% occ.
9.5%
$3,019/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.