T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos
T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos — image 2T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos — image 3T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos — image 4T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€400,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% 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: €61,087/yr
Average Daily Rate: €315
Payback Period: 8.0 years
5-yr Capital Value: €525,594
10-yr Capital Value: €639,466
Brixfox Score: 76.8 / 100
Comparable Properties: 63
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€468,785

+17.2% over asking

Asking price€400,000
IMT — Property transfer tax (investment schedule)€19,830
IS — Stamp duty (0.8%)€3,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,000
Total acquisition costs€30,280
Renovation (est. €55/m² × 151 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,305
(€4,530–€12,080)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€468,785

Gross yield (asking price)

15.3%

True gross yield (all-in)

13.0%

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: 2
Building: 151 m²
Style: contemporary
Condition: good
Year Built: 2010
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconiesarched doorways

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.02
Rental Demand
5.32
Payback Speed
5
STR Suitability
3

Description

Excellent apartment located in the highly sought After Senhora da Gloria urbanization, a few meters from the historic center of Lagos. Part of a small building built with top quality finishes, this attractive apartment comprises of an entrance hall, two bathrooms, a spacious living room open to the kitchen, which shar

Location

📍 37.1060°N, 8.6830°W

· Lagos, Algarve, Portugal

View on VIVA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Rua Francisco Xavier Ataíde de Oliveira, Santo Amaro, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 10.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+16.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$111K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$3,855/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Property details

Year built: 2010
Energy: B-
Condition: good

Description

Excellent apartment located in the highly sought After Senhora da Gloria urbanization, a few meters from the historic center of Lagos. Part of a small building built with top quality finishes, this attractive apartment comprises of an entrance hall, two bathrooms, a spacious living room open to the kitchen, which shar

Income Breakdown

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Nightly Rate (ADR)
$466/night
50% ($214)Brixfox estimate($466/night)200% ($857)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$46,255
Airbnb data$466/night · 53% occupancy
Rental income
$466/night · 53% occ.
$90,415
Running costs (20%)
Utilities, cleaning, maintenance
-$18,083
Income tax (10%)
Indonesian rental income tax
-$25,316
Property tax
Annual property tax
-$761
Net income
10.6% ROI
$46,255

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$434,783
IMT (transfer tax, investment schedule)$21,554
Imposto de Selo (stamp duty)$3,478
Notary & registration$1,359
Legal / due diligence$6,522
Total acquisition costs$32,913
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,027
($4,924–$13,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$509,549

Gross yield (asking)

20.8%

True gross yield (all-in)

17.7%

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.

$3.8M$2.9M$1.9M$955K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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 9: 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
$487K
+22%
Rental Income
+$226K
Total Position
$713K
+78%
12.2%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$488K
Total Position
$1.1M
+170%
10.4%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$1.1M
Total Position
$2.0M
+405%
8.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$2.0M
Total Position
$3.3M
+730%
7.3%/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
10.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$429 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

High rental yield at 10.6% — outperforms most villas in this market
Premium nightly rate of $429 — 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 53% — 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

33% occ.
8.9%
$3,227/mo
43% occ.
11.6%
$4,219/mo
53% occ.
14.4%
$5,211/mo
current
63% occ.
17.1%
$6,203/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.