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House in Praia da Luz, Luz
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Grade A+villamid-range

House in Praia da Luz, Luz

Lagos · Western Algarve ·

€1.2M

Asking Price (EUR)

12.9%

True Net Yield (Owner, all-in)

9.5%

True Net Yield (Managed, all-in)

15.0%

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: €207,361/yr
Average Daily Rate: €971
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 10.0 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 87.8 / 100
Comparable Properties: 6
Data Confidence: 67%
Search Radius: 4 km

True Investment Cost

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

€1.4M

+14.9% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €55/m² × 263 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,465
(€7,890–€21,040)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

17.3%

True gross yield (all-in)

15.0%

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: 263 m²
Land: 1050 m²
Style: portuguese-traditional
Condition: good
Year Built: 1985
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolsea viewspacious outdoor living areas

Score Breakdown

ROI
25
Visual Appeal
12.8
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.85
Payback Speed
5
STR Suitability
4

Description

This imposing residence invites relaxation while providing an incomparable lifestyle. Upon entering, there is a large hall, with an elegant marble staircase, which divides the two floors, giving an atmosphere of refinement. Ground floor: A spacious living/dining room with fireplace, mini bar and direct access to the

Location

📍 37.0913°N, 8.7305°W

· Lagos, Algarve, Portugal

Listed by O&O Real Estate via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
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-536 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,304,348
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
263 m²
Land
1050 m²
True net yield
10.0%
≈ $19,232/mo net after costs & tax
5-yr total return (net + appreciation)
16.3% / yr avg
Payback in ~10 yrs from rent
Brixfox Score 88 · 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

Year built: 1985
Energy: C
Condition: good

Description

This imposing residence invites relaxation while providing an incomparable lifestyle. Upon entering, there is a large hall, with an elegant marble staircase, which divides the two floors, giving an atmosphere of refinement. Ground floor: A spacious living/dining room with fireplace, mini bar and direct access to the

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)
$1,367/night
50% ($629)Brixfox estimate($1,367/night)200% ($2515)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$140,492
Likely range $84,296 – $196,689
Airbnb data$1,367/night · 58% occupancy
Rental income
$1,367/night · 58% occ.
$270,177
Running costs (20%)
Utilities, cleaning, maintenance
-$54,035
Income tax (10%)
Indonesian rental income tax
-$75,650
Property tax
Annual property tax
-$0
Net income
10.8% ROI
$140,492

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

10.0%

on all-in cost of $1,455,326

Scenario
Pre-tax
After-tax
Owner-managed
15.9%
14.2%
Fully-managed
11.7%
10.0%
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

18.6%

Annual Revenue

$270,177

Income Tax / yr

$23,640

Payback

10 yrs

True All-In Cost
Asking price$1,304,348
IMT — transfer tax (non-resident 7.5%)$97,826
Stamp duty (0.8%)$10,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,455,326

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$11.5M$8.7M$5.8M$2.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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
$1.5M
+22%
Rental Income
+$686K
Total Position
$2.1M
+79%
12.3%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.5M
Total Position
$3.3M
+172%
10.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$3.5M
Total Position
$6.1M
+409%
8.5%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$6.1M
Total Position
$10.0M
+737%
7.3%/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

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
Strong
10.8% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1258 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1050 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.8% — outperforms most villas in this market
Premium nightly rate of $1258 — positioned in the top tier
Generous 1050 m² land — room for expansion or amenities

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.
10.3%
$11,200/mo
48% occ.
13.0%
$14,111/mo
58% occ.
15.7%
$17,021/mo
current
68% occ.
18.3%
$19,932/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.