T2 flat in Rua da Praia, 11, Praia da Luz, Luz
T2 flat in Rua da Praia, 11, Praia da Luz, Luz — image 2T2 flat in Rua da Praia, 11, Praia da Luz, Luz — image 3T2 flat in Rua da Praia, 11, Praia da Luz, Luz — image 4T2 flat in Rua da Praia, 11, Praia da Luz, Luz — image 5
Grade B+apartmentmid-range

T2 flat in Rua da Praia, 11, Praia da Luz, Luz

Lagos · Western Algarve ·

€320,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,593/yr
Average Daily Rate: €178
Payback Period: 10.1 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 72.9 / 100
Comparable Properties: 83
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€373,900

+16.8% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 82 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,510
(€2,460–€6,560)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€373,900

Gross yield (asking price)

12.1%

True gross yield (all-in)

10.3%

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: 2
Bathrooms: 3
Building: 82 m²
Style: contemporary
Condition: good
Year Built: 2025
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple balconiessea viewprivate pool

Score Breakdown

ROI
23.11
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.64
Rental Demand
5.93
Payback Speed
4
STR Suitability
3

Description

We present this distinguished 2-bedroom apartment, set in a modern building in the final stages of construction, just 50 meters from Praia da Luz. Located within a private condominium with swimming pool and communal courtyard, it combines comfort, elegance, and a privileged location. Features Ground floor with terrace

Location

📍 37.0892°N, 8.7281°W

· Lagos, Algarve, Portugal

View on Mimosaproperties - Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua da Praia, 11, Praia da Luz, Luz

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
82 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$88K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,442/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.9 yr
Rental only

Property details

Year built: 2025
Energy: Exempt
Condition: good

Description

We present this distinguished 2-bedroom apartment, set in a modern building in the final stages of construction, just 50 meters from Praia da Luz. Located within a private condominium with swimming pool and communal courtyard, it combines comfort, elegance, and a privileged location. Features Ground floor with terrace

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($489)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$29,300
Airbnb data$266/night · 59% occupancy
Rental income
$266/night · 59% occ.
$57,517
Running costs (20%)
Utilities, cleaning, maintenance
-$11,503
Income tax (10%)
Indonesian rental income tax
-$16,105
Property tax
Annual property tax
-$609
Net income
8.4% ROI
$29,300

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,902
($2,674–$7,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$406,413

Gross yield (asking)

16.5%

True gross yield (all-in)

14.2%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.7M$2.0M$1.3M$667K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$389K
+22%
Rental Income
+$143K
Total Position
$532K
+66%
10.7%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$309K
Total Position
$783K
+145%
9.4%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$724K
Total Position
$1.4M
+345%
7.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.3M
Total Position
$2.3M
+625%
6.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $245 — 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 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
7.5%
$2,172/mo
49% occ.
9.4%
$2,738/mo
59% occ.
11.4%
$3,304/mo
current
69% occ.
13.4%
$3,870/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.