Launch offer — 3 months free free, no card

House in Praia da Luz, Luz
House in Praia da Luz, Luz — image 2House in Praia da Luz, Luz — image 3House in Praia da Luz, Luz — image 4House in Praia da Luz, Luz — image 5
Grade Avillaluxury

House in Praia da Luz, Luz

Lagos · Western Algarve ·

€3.0M

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

60%

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: €231,651/yr
Average Daily Rate: €1058
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.6 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.0M
Brixfox Score: 78.1 / 100
Comparable Properties: 6
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€3.4M

+12.2% over asking

Asking price€3.0M
IMT — Property transfer tax (investment schedule)€224,625
IS — Stamp duty (0.8%)€23,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€44,925
Total acquisition costs€294,760
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.4M

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.9%

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: 5
Bathrooms: 4
Building: 200 m²
Land: 3815 m²
Style: contemporary
Condition: excellent
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolmodern architectural designoutdoor wooden deckingprivate gym

Score Breakdown

ROI
15.72
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
6
Payback Speed
3
STR Suitability
4

Description

This five bedroom villa with a two-storey annex for sale in Luz is situated just 1km away from the picturesque Praia da Luz and approximately a 15 minute drive from the popular centre of Lagos. The two-storey annex was designed with a modern contemporary style in mind by the award winning architect, Miguel Ferreira,

Location

📍 37.0995°N, 8.7367°W

· Lagos, Algarve, Portugal

View this property on Ideal Homes Portugal →Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Ideal Homes Portugal
5-bedroom freehold villa in Lagos — photo 2 of 5
5-bedroom freehold villa in Lagos — photo 3 of 5
5-bedroom freehold villa in Lagos — photo 4 of 5
5-bedroom freehold villa in Lagos — photo 5 of 5

House in Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-1582 Source verified · Ideal Homes Portugal · listed 3 Jun 2026
Asking price · Freehold
$3,255,435
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
200 m²
Land
3815 m²
True net yield
4.2%
≈ $20,465/mo net after costs & tax
5-yr total return (net + appreciation)
10.3% / yr avg
Payback in ~24 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: D
Condition: excellent

Description

This five bedroom villa with a two-storey annex for sale in Luz is situated just 1km away from the picturesque Praia da Luz and approximately a 15 minute drive from the popular centre of Lagos. The two-storey annex was designed with a modern contemporary style in mind by the award winning architect, Miguel Ferreira,

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)
$1,488/night
50% ($685)Brixfox estimate($1,488/night)200% ($2739)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$156,861
Likely range $94,116 – $219,605
Airbnb data$1,488/night · 60% occupancy
Rental income
$1,488/night · 60% occ.
$301,657
Running costs (20%)
Utilities, cleaning, maintenance
-$60,331
Income tax (10%)
Indonesian rental income tax
-$84,464
Property tax
Annual property tax
-$0
Net income
4.8% ROI
$156,861

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.9%
6.1%
Fully-managed
5.0%
4.2%
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

8.4%

Annual Revenue

$301,657

Income Tax / yr

$26,395

Payback

24 yrs

True All-In Cost
Asking price$3,255,435
IMT — transfer tax (non-resident 7.5%)$244,158
Stamp duty (0.8%)$26,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,568,353

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$19.1M$14.3M$9.5M$4.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.0M
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 17: 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
$3.6M
+22%
Rental Income
+$766K
Total Position
$4.4M
+47%
8.0%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$1.7M
Total Position
$6.1M
+103%
7.4%/yr
Year 20
Capital Value
$6.6M
+119%
Rental Income
+$3.9M
Total Position
$10.4M
+249%
6.4%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$6.9M
Total Position
$16.6M
+454%
5.9%/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.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$1369 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
3815 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1369 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 3815 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near 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

40% occ.
4.7%
$12,667/mo
50% occ.
5.8%
$15,836/mo
60% occ.
7.0%
$19,006/mo
current
70% occ.
8.2%
$22,175/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.