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Detached house, N125, Espiche, Luz
Detached house, N125, Espiche, Luz — image 2Detached house, N125, Espiche, Luz — image 3Detached house, N125, Espiche, Luz — image 4Detached house, N125, Espiche, Luz — image 5
Grade B+villabudget

Detached house, N125, Espiche, Luz

Lagos · Western Algarve ·

€220,000

Asking Price (EUR)

10.5%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

13.7%

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: €39,704/yr
Average Daily Rate: €183
Payback Period: 13.2 years
5-yr Capital Value: €255,040
10-yr Capital Value: €295,662
Brixfox Score: 72.5 / 100
Comparable Properties: 82
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€290,257

+31.9% over asking

Asking price€220,000
IMT — Property transfer tax (investment schedule)€6,397
IS — Stamp duty (0.8%)€1,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,300
Total acquisition costs€12,707
Renovation (est. €900/m² × 43 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€38,700
(€30,100–€47,300)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€290,257

Gross yield (asking price)

18.1%

True gross yield (all-in)

13.7%

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: 2
Bathrooms: 1
Building: 43 m²
Land: 43 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.12
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
2.02
Rental Demand
5.94
Payback Speed
5
STR Suitability
4

Description

House T2 for sale.

Location

📍 37.0964°N, 8.7409°W

· Lagos, Algarve, Portugal

View this property on RE/MAX Must IV →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
RE/MAX Must IV
2-bedroom freehold villa in Lagos — photo 2 of 5
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2-bedroom freehold villa in Lagos — photo 5 of 5

Detached house, N125, Espiche, Luz

Lagos · Western Algarve · Ref BF-1970 Source verified · RE/MAX Must IV · listed 2 Jun 2026
Asking price · Freehold
$239,130
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
43 m²
Land
43 m²
True net yield
7.6%
≈ $3,293/mo net after costs & tax
5-yr total return (net + appreciation)
16.8% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 73 · 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: 1950
Energy: F
Condition: needs-renovation

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)
$258/night
50% ($118)Brixfox estimate($258/night)200% ($474)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$26,877
Likely range $16,126 – $37,628
Airbnb data$258/night · 59% occupancy
Rental income
$258/night · 59% occ.
$51,687
Running costs (20%)
Utilities, cleaning, maintenance
-$10,337
Income tax (10%)
Indonesian rental income tax
-$14,472
Property tax
Annual property tax
-$0
Net income
11.2% ROI
$26,877

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.6%

on all-in cost of $292,337

Scenario
Pre-tax
After-tax
Owner-managed
13.5%
12.0%
Fully-managed
9.1%
7.6%
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

17.7%

Annual Revenue

$51,687

Income Tax / yr

$4,523

Payback

13 yrs

True All-In Cost
Asking price$239,130
IMT — transfer tax (non-resident 7.5%)$17,935
Stamp duty (0.8%)$1,913
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$292,337

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.2M$1.6M$1.1M$543K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $220K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$268K
+22%
Rental Income
+$131K
Total Position
$399K
+81%
12.6%/yr
Year 10
Capital Value
$326K
+48%
Rental Income
+$283K
Total Position
$609K
+177%
10.7%/yr
Year 20
Capital Value
$482K
+119%
Rental Income
+$664K
Total Position
$1.1M
+421%
8.6%/yr
Year 30
Capital Value
$714K
+224%
Rental Income
+$1.2M
Total Position
$1.9M
+759%
7.4%/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
Strong
11.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$237 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
43 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $237 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
10.8%
$2,159/mo
49% occ.
13.6%
$2,708/mo
59% occ.
16.3%
$3,256/mo
current
69% occ.
19.1%
$3,805/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.