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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 B+villaluxury

Detached house in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€3.5M

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: €142,854/yr
Average Daily Rate: €660
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 53.6 years
5-yr Capital Value: €4.1M
10-yr Capital Value: €4.7M
Brixfox Score: 65.3 / 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.

€3.9M

+11.6% over asking

Asking price€3.5M
IMT — Property transfer tax (investment schedule)€262,500
IS — Stamp duty (0.8%)€28,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€52,500
Total acquisition costs€344,250
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€3.9M

Gross yield (asking price)

4.1%

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: 4
Bathrooms: 4
Building: 449 m²
Land: 989 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural elementsintegrated planters on upper levellarge format windowsopen-concept living spacemodern kitchen island with seating

Score Breakdown

ROI
7.48
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.94
Rental Demand
5.93
Payback Speed
0
STR Suitability
4

Description

It’s 6 PM on a Tuesday, and the Atlantic breeze is just beginning to cool the terrace after a long, honey-coloured afternoon. You’ve got a crisp glass of local Alentejo white in hand, watching the sky shift from pale blue to a deep, bruised purple over the Praia da Luz cliffs. This isn't just a holiday spot; it’s the q

Location

📍 37.0874°N, 8.7483°W

· Lagos, Algarve, Portugal

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

Detached house in Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-1875 Source verified · eXp Global Portugal · listed 3 Jun 2026
Asking price · Freehold
$3,804,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
449 m²
Land
989 m²
True net yield
1.9%
≈ $11,364/mo net after costs & tax
5-yr total return (net + appreciation)
8.1% / yr avg
Payback in ~54 yrs from rent
Brixfox Score 65 · 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

Energy: A+
Condition: new-build

Description

It’s 6 PM on a Tuesday, and the Atlantic breeze is just beginning to cool the terrace after a long, honey-coloured afternoon. You’ve got a crisp glass of local Alentejo white in hand, watching the sky shift from pale blue to a deep, bruised purple over the Praia da Luz cliffs. This isn't just a holiday spot; it’s the q

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)
$928/night
50% ($427)Brixfox estimate($928/night)200% ($1708)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$96,680
Likely range $58,008 – $135,352
Airbnb data$928/night · 59% occupancy
Rental income
$928/night · 59% occ.
$185,923
Running costs (20%)
Utilities, cleaning, maintenance
-$37,185
Income tax (10%)
Indonesian rental income tax
-$52,058
Property tax
Annual property tax
-$0
Net income
2.5% ROI
$96,680

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.3%
2.9%
Fully-managed
2.3%
1.9%
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

4.5%

Annual Revenue

$185,923

Income Tax / yr

$16,268

Payback

54 yrs

True All-In Cost
Asking price$3,804,348
IMT — transfer tax (non-resident 7.5%)$285,326
Stamp duty (0.8%)$30,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$4,162,826

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$17.9M$13.4M$9.0M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.5M
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 27: 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
$4.3M
+22%
Rental Income
+$472K
Total Position
$4.7M
+35%
6.2%/yr
Year 10
Capital Value
$5.2M
+48%
Rental Income
+$1.0M
Total Position
$6.2M
+77%
5.9%/yr
Year 20
Capital Value
$7.7M
+119%
Rental Income
+$2.4M
Total Position
$10.1M
+187%
5.4%/yr
Year 30
Capital Value
$11.4M
+224%
Rental Income
+$4.2M
Total Position
$15.6M
+345%
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

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
Weak
2.5% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$854 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
989 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $854 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 989 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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.
2.4%
$7,761/mo
49% occ.
3.1%
$9,737/mo
59% occ.
3.7%
$11,714/mo
current
69% occ.
4.3%
$13,690/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.