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Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz
Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz — image 2Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz — image 3Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz — image 4Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz — image 5
Grade Avillamid-range

Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

11.6%

True Net Yield (Owner, all-in)

8.5%

True Net Yield (Managed, all-in)

13.7%

True Gross Yield

63%

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: €164,172/yr
Average Daily Rate: €719
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 11.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 82.5 / 100
Comparable Properties: 6
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€1.2M

+14.2% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€63,000
IS — Stamp duty (0.8%)€8,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,750
Total acquisition costs€88,400
Renovation (est. €55/m² × 321 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,655
(€9,630–€25,680)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

15.6%

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: 5
Bathrooms: 3
Building: 321 m²
Land: 632 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese facade detailsspacious entrance hall

Score Breakdown

ROI
25
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
10.63
Rental Demand
6.26
Payback Speed
5
STR Suitability
4

Description

House of superior quality, located in the Urbanization Luzmar, inserted in a plot of land with 632m2, 321m2 of gross private area, distributed on 2 floors. Just steps from the sea, this property is the ideal home to enjoy a year-round holiday environment. It is only a 5-minute walk from the beach, without losing the d

Location

📍 37.0876°N, 8.7482°W

· Lagos, Algarve, Portugal

Listed by Prisma Audaz - Unipessoal, Lda 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
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5-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua das Rolas, 2, Montinhos da Luz, Luz

Lagos · Western Algarve · Ref BF-65145 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,141,304
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
321 m²
Land
632 m²
True net yield
8.9%
≈ $15,055/mo net after costs & tax
5-yr total return (net + appreciation)
15.3% / yr avg
Payback in ~11 yrs from rent
Brixfox Score 83 · 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: 1988
Energy: C
Condition: good

Description

House of superior quality, located in the Urbanization Luzmar, inserted in a plot of land with 632m2, 321m2 of gross private area, distributed on 2 floors. Just steps from the sea, this property is the ideal home to enjoy a year-round holiday environment. It is only a 5-minute walk from the beach, without losing the d

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)
$1,011/night
50% ($465)Brixfox estimate($1,011/night)200% ($1860)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Indicative
Yearly income
$111,188
Likely range $66,713 – $155,663
Airbnb data$1,011/night · 63% occupancy
Rental income
$1,011/night · 63% occ.
$213,823
Running costs (20%)
Utilities, cleaning, maintenance
-$42,765
Income tax (10%)
Indonesian rental income tax
-$59,870
Property tax
Annual property tax
-$0
Net income
9.7% ROI
$111,188

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

8.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
14.1%
12.7%
Fully-managed
10.3%
8.9%
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

16.7%

Annual Revenue

$213,823

Income Tax / yr

$18,710

Payback

11 yrs

True All-In Cost
Asking price$1,141,304
IMT — transfer tax (non-resident 7.5%)$85,598
Stamp duty (0.8%)$9,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,278,750

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.5M$7.1M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 10: 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
$1.3M
+22%
Rental Income
+$543K
Total Position
$1.8M
+73%
11.6%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$1.2M
Total Position
$2.7M
+160%
10.0%/yr
Year 20
Capital Value
$2.3M
+119%
Rental Income
+$2.7M
Total Position
$5.0M
+381%
8.2%/yr
Year 30
Capital Value
$3.4M
+224%
Rental Income
+$4.9M
Total Position
$8.3M
+688%
7.1%/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
9.7% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$930 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
632 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.7% — outperforms most villas in this market
Premium nightly rate of $930 — positioned in the top tier
Generous 632 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

43% occ.
9.6%
$9,166/mo
53% occ.
11.9%
$11,319/mo
63% occ.
14.2%
$13,471/mo
current
73% occ.
16.4%
$15,624/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.