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Detached house in Montinhos da Luz, Luz
Detached house in Montinhos da Luz, Luz — image 2Detached house in Montinhos da Luz, Luz — image 3Detached house in Montinhos da Luz, Luz — image 4Detached house in Montinhos da Luz, Luz — image 5
Grade Avillamid-range

Detached house in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€899,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

8.5%

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: €87,025/yr
Average Daily Rate: €411
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 20.4 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 77.5 / 100
Comparable Properties: 18
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+13.4% over asking

Asking price€899,000
IMT — Property transfer tax (investment schedule)€53,940
IS — Stamp duty (0.8%)€7,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,485
Total acquisition costs€75,867
Renovation (est. €55/m² × 181 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,955
(€5,430–€14,480)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.5%

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: 2
Building: 181 m²
Land: 630 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconies with balustradesoutdoor dining areaprivate poolsea view

Score Breakdown

ROI
17.73
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.8
Payback Speed
3
STR Suitability
4

Description

The Perfect Sunday Afternoon It’s 3 PM on a warm July day. The kids are splashing in the shallow lounge tier of your south-facing pool, while you relax on the sunbed, the afternoon heat radiating off the terrace. This is the exact moment you moved to the Algarve for. Completely transformed in a 2022 renovation, this lo

Location

📍 37.0896°N, 8.7466°W

· Lagos, Algarve, Portugal

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

Detached house in Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-1715 Source verified · eXp Global Portugal · listed 2 Jun 2026
Asking price · Freehold
$977,174
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
181 m²
Land
630 m²
True net yield
4.9%
≈ $7,531/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~20 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: B-
Condition: good

Description

The Perfect Sunday Afternoon It’s 3 PM on a warm July day. The kids are splashing in the shallow lounge tier of your south-facing pool, while you relax on the sunbed, the afternoon heat radiating off the terrace. This is the exact moment you moved to the Algarve for. Completely transformed in a 2022 renovation, this lo

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)
$578/night
50% ($266)Brixfox estimate($578/night)200% ($1063)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$58,930
Likely range $35,358 – $82,501
Airbnb data$578/night · 58% occupancy
Rental income
$578/night · 58% occ.
$113,326
Running costs (20%)
Utilities, cleaning, maintenance
-$22,665
Income tax (10%)
Indonesian rental income tax
-$31,731
Property tax
Annual property tax
-$0
Net income
6.0% ROI
$58,930

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

4.9%

on all-in cost of $1,099,647

Scenario
Pre-tax
After-tax
Owner-managed
8.2%
7.3%
Fully-managed
5.8%
4.9%
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

10.3%

Annual Revenue

$113,326

Income Tax / yr

$9,916

Payback

20 yrs

True All-In Cost
Asking price$977,174
IMT — transfer tax (non-resident 7.5%)$73,288
Stamp duty (0.8%)$7,817
Notary + registry$2,174
Legal$12,020
Furnishing + STR launch$27,174
All-in cost$1,099,647

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $899K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$288K
Total Position
$1.4M
+54%
9.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$622K
Total Position
$2.0M
+117%
8.1%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.5M
Total Position
$3.4M
+281%
6.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.6M
Total Position
$5.5M
+511%
6.2%/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
Good
6.0% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$531 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
630 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $531 — positioned in the top tier
Generous 630 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

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.
5.7%
$4,680/mo
48% occ.
7.3%
$5,910/mo
58% occ.
8.8%
$7,140/mo
current
68% occ.
10.3%
$8,370/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.