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House in Praia da Luz, Luz
House in Praia da Luz, Luz — image 2House in Praia da Luz, Luz — image 3House in Praia da Luz, Luz — image 4House in Praia da Luz, Luz — image 5
Grade Avillaluxury

House in Praia da Luz, Luz

Lagos · Western Algarve ·

€2.9M

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

58%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €199,256/yr
Average Daily Rate: €940
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 27.2 years
5-yr Capital Value: €3.4M
10-yr Capital Value: €3.9M
Brixfox Score: 76.5 / 100
Comparable Properties: 8
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€3.2M

+12.0% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€217,500
IS — Stamp duty (0.8%)€23,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,500
Total acquisition costs€285,450
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)€3.2M

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.1%

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: 4
Bathrooms: 5
Building: 299 m²
Land: 1152 m²
Style: modern
Condition: excellent
Energy Certificate: A+
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cantilevered upper floorfloor-to-ceiling glass wallsinfinity-edge poolsuspended fireplace

Score Breakdown

ROI
13.85
Visual Appeal
15.6
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.81
Payback Speed
2
STR Suitability
4

Description

This dream project can offer an unparalleled experience of luxury, comfort and privacy. It is a unique concept of modern construction of nine villas with four floors: basement, ground floor, first floor and a spectacular roof terrace with sea views. Each villa is individually designed, featuring exquisite modern archi

Location

📍 37.0995°N, 8.7367°W

· Lagos, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
LUXIMOS Christie’s International Real Estate
4-bedroom freehold villa in Lagos — photo 2 of 5
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4-bedroom freehold villa in Lagos — photo 4 of 5
4-bedroom freehold villa in Lagos — photo 5 of 5

House in Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-64802 Source verified · LUXIMOS Christie’s International Real Estate · listed 3 Jun 2026
Asking price · Freehold
$3,152,174
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
299 m²
Land
1152 m²
True net yield
3.7%
≈ $17,373/mo net after costs & tax
5-yr total return (net + appreciation)
9.8% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 77 · 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

Energy: A+
Condition: excellent
View: sea

Description

This dream project can offer an unparalleled experience of luxury, comfort and privacy. It is a unique concept of modern construction of nine villas with four floors: basement, ground floor, first floor and a spectacular roof terrace with sea views. Each villa is individually designed, featuring exquisite modern archi

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)
$1,324/night
50% ($609)Brixfox estimate($1,324/night)200% ($2437)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$135,238
Likely range $81,143 – $189,334
Airbnb data$1,324/night · 58% occupancy
Rental income
$1,324/night · 58% occ.
$260,074
Running costs (20%)
Utilities, cleaning, maintenance
-$52,015
Income tax (10%)
Indonesian rental income tax
-$72,821
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$135,238

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
5.4%
Fully-managed
4.3%
3.7%
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

7.5%

Annual Revenue

$260,074

Income Tax / yr

$22,757

Payback

27 yrs

True All-In Cost
Asking price$3,152,174
IMT — transfer tax (non-resident 7.5%)$236,413
Stamp duty (0.8%)$25,217
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,456,522

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$17.6M$13.2M$8.8M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.9M
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.5M
+22%
Rental Income
+$661K
Total Position
$4.2M
+44%
7.6%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$1.4M
Total Position
$5.7M
+97%
7.0%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$3.3M
Total Position
$9.7M
+234%
6.2%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$5.9M
Total Position
$15.3M
+428%
5.7%/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
Average
4.3% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$1218 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1152 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1218 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1152 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% is near 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

38% occ.
4.1%
$10,744/mo
48% occ.
5.2%
$13,564/mo
58% occ.
6.2%
$16,384/mo
current
68% occ.
7.3%
$19,204/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.