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House in Montinhos da Luz, Luz
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Grade B+villamid-range

House in Montinhos da Luz, Luz

Lagos · Western Algarve ·

€790,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

57%

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: €77,235/yr
Average Daily Rate: €370
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 20.6 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 74.8 / 100
Comparable Properties: 18
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€899,935

+13.9% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €55/m² × 153 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,415
(€4,590–€12,240)
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)€899,935

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.6%

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: 153 m²
Land: 442 m²
Style: portuguese-traditional
Condition: good
Year Built: 2003
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private pooltraditional exterior architectureoutdoor dining area

Score Breakdown

ROI
17.58
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
10.92
Rental Demand
5.73
Payback Speed
3
STR Suitability
4

Description

Charming 3 bedroom villa with pool and garage, located in Montinhos da Luz. This charming two-storey villa is located in the sought-after residential area of Montinhos da Luz, Praia da Luz, offering a peaceful setting while remaining close to all amenities. The ground floor comprises a garage, one bedroom, one bathro

Location

📍 37.0874°N, 8.7483°W

· Lagos, Algarve, Portugal

View this property on Marcela Propriedades →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Marcela Propriedades
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

House in Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-573 Source verified · Marcela Propriedades · listed 3 Jun 2026
Asking price · Freehold
$858,696
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
153 m²
Land
442 m²
True net yield
4.9%
≈ $6,633/mo net after costs & tax
5-yr total return (net + appreciation)
11.6% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 75 · 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: 2003
Energy: C
Condition: good

Description

Charming 3 bedroom villa with pool and garage, located in Montinhos da Luz. This charming two-storey villa is located in the sought-after residential area of Montinhos da Luz, Praia da Luz, offering a peaceful setting while remaining close to all amenities. The ground floor comprises a garage, one bedroom, one bathro

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)
$520/night
50% ($239)Brixfox estimate($520/night)200% ($956)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$52,293
Likely range $31,376 – $73,210
Airbnb data$520/night · 57% occupancy
Rental income
$520/night · 57% occ.
$100,563
Running costs (20%)
Utilities, cleaning, maintenance
-$20,113
Income tax (10%)
Indonesian rental income tax
-$28,158
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$52,293

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.9%

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

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

10.4%

Annual Revenue

$100,563

Income Tax / yr

$8,799

Payback

21 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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
$961K
+22%
Rental Income
+$255K
Total Position
$1.2M
+54%
9.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$552K
Total Position
$1.7M
+118%
8.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.3M
Total Position
$3.0M
+283%
6.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.3M
Total Position
$4.9M
+514%
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

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
Good
6.1% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$478 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
442 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $478 — 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 57% — 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

37% occ.
5.8%
$4,123/mo
47% occ.
7.3%
$5,229/mo
57% occ.
8.9%
$6,336/mo
current
67% occ.
10.4%
$7,442/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.