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Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz
Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz — image 2Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz — image 3Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz — image 4Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz — image 5
Grade B+villaluxury

Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz

Lagos · Western Algarve ·

€1.5M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

59%

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: €90,819/yr
Average Daily Rate: €422
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 34.6 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 71.4 / 100
Comparable Properties: 17
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+13.4% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€112,500
IS — Stamp duty (0.8%)€12,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,500
Total acquisition costs€148,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

6.0%

True gross yield (all-in)

5.3%

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: 3
Building: 189 m²
Land: 848 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2008
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple large terracesinfinity pool with sea viewtraditional Portuguese roof tilesbalustrade railings

Score Breakdown

ROI
11.12
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
12
Rental Demand
5.9
Payback Speed
1
STR Suitability
4

Description

Diese schöne High-End-Villa in Montinhos da Luz bietet hervorragende Qualitäten in einer ruhigen Wohngegend mit tollem Meerblick. Die klassische Familienvilla mit einer Wohnfläche von 189 m² befindet sich auf einem 848 m² großen Grundstück, nur wenige Gehminuten vom Dorfzentrum von Luz und seinem berühmten Strand entfe

Location

📍 37.0878°N, 8.7391°W

· Lagos, Algarve, Portugal

View this property on LiveAlgarve Realty →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
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3-bedroom freehold villa in Lagos — photo 2 of 5
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3-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua dos Hibiscos, 1, Praia da Luz, Luz

Lagos · Western Algarve · Ref BF-962 Source verified · LiveAlgarve Realty · listed 3 Jun 2026
Asking price · Freehold
$1,630,435
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
189 m²
Land
848 m²
True net yield
2.9%
≈ $7,516/mo net after costs & tax
5-yr total return (net + appreciation)
9.3% / yr avg
Payback in ~35 yrs from rent
Brixfox Score 71 · 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: 2008
Energy: A+
Condition: excellent

Description

Diese schöne High-End-Villa in Montinhos da Luz bietet hervorragende Qualitäten in einer ruhigen Wohngegend mit tollem Meerblick. Die klassische Familienvilla mit einer Wohnfläche von 189 m² befindet sich auf einem 848 m² großen Grundstück, nur wenige Gehminuten vom Dorfzentrum von Luz und seinem berühmten Strand entfe

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)
$593/night
50% ($273)Brixfox estimate($593/night)200% ($1091)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$61,476
Likely range $36,886 – $86,067
Airbnb data$593/night · 59% occupancy
Rental income
$593/night · 59% occ.
$118,224
Running costs (20%)
Utilities, cleaning, maintenance
-$23,645
Income tax (10%)
Indonesian rental income tax
-$33,103
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$61,476

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.4%
Fully-managed
3.5%
2.9%
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

6.5%

Annual Revenue

$118,224

Income Tax / yr

$10,345

Payback

35 yrs

True All-In Cost
Asking price$1,630,435
IMT — transfer tax (non-resident 7.5%)$122,283
Stamp duty (0.8%)$13,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,808,478

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$8.7M$6.5M$4.3M$2.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 20: 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
$1.8M
+22%
Rental Income
+$300K
Total Position
$2.1M
+42%
7.2%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$648K
Total Position
$2.9M
+91%
6.7%/yr
Year 20
Capital Value
$3.3M
+119%
Rental Income
+$1.5M
Total Position
$4.8M
+220%
6.0%/yr
Year 30
Capital Value
$4.9M
+224%
Rental Income
+$2.7M
Total Position
$7.6M
+404%
5.5%/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
3.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$545 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
848 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $545 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 848 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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

39% occ.
3.6%
$4,924/mo
49% occ.
4.6%
$6,186/mo
59% occ.
5.5%
$7,448/mo
current
69% occ.
6.4%
$8,710/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.