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Terraced house, do Poço, 11 C, Praia da Luz, Luz
Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 2Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 3Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 4Terraced house, do Poço, 11 C, Praia da Luz, Luz — image 5
Grade B+villamid-range

Terraced house, do Poço, 11 C, Praia da Luz, Luz

Lagos · Western Algarve ·

€560,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

62%

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: €57,439/yr
Average Daily Rate: €256
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 20.9 years
5-yr Capital Value: €649,193
10-yr Capital Value: €752,593
Brixfox Score: 71.6 / 100
Comparable Properties: 37
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€633,610

+13.1% over asking

Asking price€560,000
IMT — Property transfer tax (investment schedule)€32,630
IS — Stamp duty (0.8%)€4,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,400
Total acquisition costs€46,760
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€633,610

Gross yield (asking price)

10.3%

True gross yield (all-in)

9.1%

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: 2
Building: 144 m²
Land: 144 m²
Style: contemporary
Condition: excellent
Year Built: 1991
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

macrame wall hangingcurved wall featuremodern pendant lightingrooftop terrace with arched openingbeachfront location

Score Breakdown

ROI
17.4
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
3.64
Rental Demand
6.16
Payback Speed
3
STR Suitability
4

Description

Located in the heart of Praia da Luz, with a stunning view of the iconic Rocha Negra, a large volcanic formation situated at the western end of the beach, this two-story villa has been completely renovated in a modern and bright style, with high-quality materials. Here you live just steps from the beach, restaurants an

Location

📍 37.0861°N, 8.7297°W

· Lagos, Algarve, Portugal

View this property on Fastighetsbyrån Lagos, Algarve →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
Fastighetsbyrån Lagos, Algarve
2-bedroom freehold villa in Lagos — photo 2 of 5
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2-bedroom freehold villa in Lagos — photo 5 of 5

Terraced house, do Poço, 11 C, Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-464 Source verified · Fastighetsbyrån Lagos, Algarve · listed 3 Jun 2026
Asking price · Freehold
$608,696
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
144 m²
Land
144 m²
True net yield
4.8%
≈ $4,825/mo net after costs & tax
5-yr total return (net + appreciation)
11.9% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 72 · 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: 1991
Energy: D
Condition: excellent

Description

Located in the heart of Praia da Luz, with a stunning view of the iconic Rocha Negra, a large volcanic formation situated at the western end of the beach, this two-story villa has been completely renovated in a modern and bright style, with high-quality materials. Here you live just steps from the beach, restaurants an

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)
$359/night
50% ($165)Brixfox estimate($359/night)200% ($661)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Indicative
Yearly income
$38,881
Likely range $23,328 – $54,433
Airbnb data$359/night · 62% occupancy
Rental income
$359/night · 62% occ.
$74,771
Running costs (20%)
Utilities, cleaning, maintenance
-$14,954
Income tax (10%)
Indonesian rental income tax
-$20,936
Property tax
Annual property tax
-$0
Net income
6.4% ROI
$38,881

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.3%
7.4%
Fully-managed
5.7%
4.8%
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

10.7%

Annual Revenue

$74,771

Income Tax / yr

$6,542

Payback

21 yrs

True All-In Cost
Asking price$608,696
IMT — transfer tax (non-resident 7.5%)$45,652
Stamp duty (0.8%)$4,870
Notary + registry$2,174
Legal$7,487
Furnishing + STR launch$27,174
All-in cost$696,052

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $560K
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
$681K
+22%
Rental Income
+$190K
Total Position
$871K
+56%
9.2%/yr
Year 10
Capital Value
$829K
+48%
Rental Income
+$410K
Total Position
$1.2M
+121%
8.3%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$961K
Total Position
$2.2M
+291%
7.1%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.7M
Total Position
$3.5M
+528%
6.3%/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
6.4% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$331 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
144 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $331 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 144 m² — limited expansion potential

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

42% occ.
6.3%
$3,180/mo
52% occ.
7.8%
$3,945/mo
62% occ.
9.3%
$4,711/mo
current
72% occ.
10.8%
$5,476/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.