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House in Montinhos da Luz, Luz
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Grade Avillamid-range

House in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€775,000

Asking Price (EUR)

9.9%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

12.0%

True Gross Yield

58%

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: €106,985/yr
Average Daily Rate: €509
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 13.5 years
5-yr Capital Value: €898,437
10-yr Capital Value: €1.0M
Brixfox Score: 84.2 / 100
Comparable Properties: 8
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€889,370

+14.8% over asking

Asking price€775,000
IMT — Property transfer tax (investment schedule)€46,500
IS — Stamp duty (0.8%)€6,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,625
Total acquisition costs€65,575
Renovation (est. €55/m² × 159 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,745
(€4,770–€12,720)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€889,370

Gross yield (asking price)

13.8%

True gross yield (all-in)

12.0%

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
Bathrooms: 3
Building: 159 m²
Land: 1000 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large outdoor patio with columnsseparate hot tub next to pool

Score Breakdown

ROI
23.84
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.75
Payback Speed
5
STR Suitability
4

Description

Set on a generous 1,000 m² plot, this elegant villa offers a wonderful sense of space, privacy, and connection with nature. Thanks to its south-facing orientation, natural light fills the interior throughout the day, creating a warm and inviting atmosphere in most rooms. The villa is thoughtfully laid out over two flo

Location

📍 37.0874°N, 8.7483°W

· Lagos, Algarve, Portugal

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

House in Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-1522 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$842,391
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
159 m²
Land
1000 m²
True net yield
7.4%
≈ $9,585/mo net after costs & tax
5-yr total return (net + appreciation)
14.1% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 84 · 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: 2009
Energy: A
Condition: good

Description

Set on a generous 1,000 m² plot, this elegant villa offers a wonderful sense of space, privacy, and connection with nature. Thanks to its south-facing orientation, natural light fills the interior throughout the day, creating a warm and inviting atmosphere in most rooms. The villa is thoughtfully laid out over two flo

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)
$717/night
50% ($330)Brixfox estimate($717/night)200% ($1319)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$72,468
Likely range $43,480 – $101,455
Airbnb data$717/night · 58% occupancy
Rental income
$717/night · 58% occ.
$139,362
Running costs (20%)
Utilities, cleaning, maintenance
-$27,872
Income tax (10%)
Indonesian rental income tax
-$39,021
Property tax
Annual property tax
-$0
Net income
8.6% ROI
$72,468

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.1%
10.8%
Fully-managed
8.7%
7.4%
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

14.6%

Annual Revenue

$139,362

Income Tax / yr

$12,195

Payback

13 yrs

True All-In Cost
Asking price$842,391
IMT — transfer tax (non-resident 7.5%)$63,179
Stamp duty (0.8%)$6,739
Notary + registry$2,174
Legal$10,362
Furnishing + STR launch$27,174
All-in cost$952,020

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.5M$4.9M$3.3M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $775K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$943K
+22%
Rental Income
+$354K
Total Position
$1.3M
+67%
10.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$764K
Total Position
$1.9M
+147%
9.4%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.8M
Total Position
$3.5M
+350%
7.8%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.2M
Total Position
$5.7M
+634%
6.9%/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
8.6% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$659 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
1000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $659 — positioned in the top tier
Generous 1000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
8.2%
$5,728/mo
48% occ.
10.3%
$7,254/mo
58% occ.
12.5%
$8,780/mo
current
68% occ.
14.7%
$10,306/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.