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House in Burgau, Luz
Grade C+villamid-range

House in Burgau, Luz

Lagos · Western Algarve ·

€680,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

51%

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: €30,028/yr
Average Daily Rate: €161
-7.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%)
Payback Period: 76.4 years
5-yr Capital Value: €788,306
10-yr Capital Value: €913,863
Brixfox Score: 51.9 / 100
Comparable Properties: 8
Data Confidence: 84%
Search Radius: 2 km

True Investment Cost

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

€769,930

+13.2% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation (est. €55/m² × 98 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,390
(€2,940–€7,840)
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)€769,930

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.9%

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
Building: 98 m²
Style: portuguese-traditional
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

spiral-staircaseoutdoor-bbqprivate-patio

Score Breakdown

ROI
5.24
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
3.96
Rental Demand
5.11
Payback Speed
0
STR Suitability
4

Description

Discover the perfect balance between comfort, elegance and proximity to the sea in this charming semi-detached house of two bedrooms, two bathrooms. Ideal for living, spending holidays or investing. Only 200 meters from the beach, this property offers a privileged location and a cozy atmosphere designed to enjoy every

Location

📍 37.0744°N, 8.7750°W

· Lagos, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

House in Burgau, Luz

Lagos · Western Algarve · Ref BF-65357 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$739,130
Ownership
Freehold
Bedrooms
2
Built area
98 m²
True net yield
1.3%
≈ $2,044/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~76 yrs from rent
Brixfox Score 52 · C+

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

Condition: good

Description

Discover the perfect balance between comfort, elegance and proximity to the sea in this charming semi-detached house of two bedrooms, two bathrooms. Ideal for living, spending holidays or investing. Only 200 meters from the beach, this property offers a privileged location and a cozy atmosphere designed to enjoy every

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)
$226/night
50% ($104)Brixfox estimate($226/night)200% ($417)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Indicative
Yearly income
$20,337
Likely range $12,202 – $28,471
Airbnb data$226/night · 51% occupancy
Rental income
$226/night · 51% occ.
$39,109
Running costs (20%)
Utilities, cleaning, maintenance
-$7,822
Income tax (10%)
Indonesian rental income tax
-$10,950
Property tax
Annual property tax
-$0
Net income
2.8% ROI
$20,337

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
2.5%
Fully-managed
1.7%
1.3%
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

4.7%

Annual Revenue

$39,109

Income Tax / yr

$3,422

Payback

76 yrs

True All-In Cost
Asking price$739,130
IMT — transfer tax (non-resident 7.5%)$55,435
Stamp duty (0.8%)$5,913
Notary + registry$2,174
Legal$9,091
Furnishing + STR launch$27,174
All-in cost$838,917

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.6M$2.7M$1.8M$890K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$827K
+22%
Rental Income
+$99K
Total Position
$927K
+36%
6.4%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$214K
Total Position
$1.2M
+80%
6.0%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$503K
Total Position
$2.0M
+193%
5.5%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$890K
Total Position
$3.1M
+355%
5.2%/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
Weak
2.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$208 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $208 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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

31% occ.
2.4%
$1,500/mo
41% occ.
3.2%
$1,982/mo
51% occ.
4.0%
$2,464/mo
current
61% occ.
4.8%
$2,946/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.