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Terraced house in Rua da Calheta, Praia da Luz, Luz
Terraced house in Rua da Calheta, Praia da Luz, Luz — image 2Terraced house in Rua da Calheta, Praia da Luz, Luz — image 3Terraced house in Rua da Calheta, Praia da Luz, Luz — image 4Terraced house in Rua da Calheta, Praia da Luz, Luz — image 5
Grade Bvillamid-range

Terraced house in Rua da Calheta, Praia da Luz, Luz

Lagos · Western Algarve ·

€1.9M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.7%

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: €79,619/yr
Average Daily Rate: €371
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 56.3 years
5-yr Capital Value: €2.2M
10-yr Capital Value: €2.6M
Brixfox Score: 58 / 100
Comparable Properties: 16
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€2.1M

+12.3% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€142,500
IS — Stamp duty (0.8%)€15,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€28,500
Total acquisition costs€187,450
Renovation (est. €55/m² × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.7%

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: 3
Bathrooms: 3
Building: 246 m²
Land: 198 m²
Style: contemporary
Condition: good
Year Built: 2003
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

oceanfront terrace with pergolaterraced garden leading to the seamodern facade with brick accents

Score Breakdown

ROI
7.12
Visual Appeal
13.6
Ownership Security
13
Location
10.2
Land & Space
4.24
Rental Demand
5.88
Payback Speed
0
STR Suitability
4

Description

Do you dream of waking up to the sound of the Atlantic waves? Now is the chance to acquire one of the area's absolute best locations. This unique corner townhouse combines modern architecture and the highest comfort with an unbeatable view of the sea and the iconic black cliff - only 75 meters from the water's edge. W

Location

📍 37.0839°N, 8.7334°W

· Lagos, Algarve, Portugal

View this property on Casa Merame →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Casa Merame
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3-bedroom freehold villa in Lagos — photo 5 of 5

Terraced house in Rua da Calheta, Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-1455 Source verified · Casa Merame · listed 2 Jun 2026
Asking price · Freehold
$2,065,217
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
246 m²
Land
198 m²
True net yield
1.8%
≈ $6,156/mo net after costs & tax
5-yr total return (net + appreciation)
8.1% / yr avg
Payback in ~56 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: 2003
Energy: A
Condition: good

Description

Do you dream of waking up to the sound of the Atlantic waves? Now is the chance to acquire one of the area's absolute best locations. This unique corner townhouse combines modern architecture and the highest comfort with an unbeatable view of the sea and the iconic black cliff - only 75 meters from the water's edge. W

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)
$522/night
50% ($240)Brixfox estimate($522/night)200% ($961)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$53,912
Likely range $32,347 – $75,476
Airbnb data$522/night · 59% occupancy
Rental income
$522/night · 59% occ.
$103,676
Running costs (20%)
Utilities, cleaning, maintenance
-$20,735
Income tax (10%)
Indonesian rental income tax
-$29,029
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$53,912

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.8%

on all-in cost of $2,279,348

Scenario
Pre-tax
After-tax
Owner-managed
3.2%
2.8%
Fully-managed
2.2%
1.8%
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

4.5%

Annual Revenue

$103,676

Income Tax / yr

$9,072

Payback

56 yrs

True All-In Cost
Asking price$2,065,217
IMT — transfer tax (non-resident 7.5%)$154,891
Stamp duty (0.8%)$16,522
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,279,348

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.8M$7.4M$4.9M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$263K
Total Position
$2.6M
+36%
6.3%/yr
Year 10
Capital Value
$2.8M
+48%
Rental Income
+$569K
Total Position
$3.4M
+78%
5.9%/yr
Year 20
Capital Value
$4.2M
+119%
Rental Income
+$1.3M
Total Position
$5.5M
+189%
5.5%/yr
Year 30
Capital Value
$6.2M
+224%
Rental Income
+$2.4M
Total Position
$8.5M
+349%
5.1%/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

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$480 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
198 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $480 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% is below 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

39% occ.
2.5%
$4,309/mo
49% occ.
3.1%
$5,420/mo
59% occ.
3.8%
$6,532/mo
current
69% occ.
4.4%
$7,643/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.