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

T2 flat in Rua Hermano M. Seromenho, Praia da Luz, Luz

Lagos · Western Algarve ·

€430,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,690/yr
Average Daily Rate: €184
Payback Period: 13.5 years
5-yr Capital Value: €565,014
10-yr Capital Value: €687,425
Brixfox Score: 68.9 / 100
Comparable Properties: 86
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.

€495,480

+15.2% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
Renovation (est. €55/m² × 132 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,260
(€3,960–€10,560)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€495,480

Gross yield (asking price)

9.2%

True gross yield (all-in)

8.0%

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: 2
Bathrooms: 2
Building: 132 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacelarge sliding glass doors to balcony

Score Breakdown

ROI
19.15
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.64
Rental Demand
5.89
Payback Speed
3
STR Suitability
3

Description

Situated just a short walk from the stunning Luz Beach, this spacious top-floor 3-bedroom apartment offers the perfect combination of comfort, practicality, and location ideal as a permanent residence or a holiday rental investment. The apartment features a bright and airy living room with a fireplace and access to a

Location

📍 37.0914°N, 8.7245°W

· Lagos, Algarve, Portugal

View on Sunpoint Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Hermano M. Seromenho, Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 6.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$119K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$2,418/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.1 yr
Rental only

Property details

Year built: 2001
Energy: D
Condition: good

Description

Situated just a short walk from the stunning Luz Beach, this spacious top-floor 3-bedroom apartment offers the perfect combination of comfort, practicality, and location ideal as a permanent residence or a holiday rental investment. The apartment features a bright and airy living room with a fireplace and access to a

Income Breakdown

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Nightly Rate (ADR)
$267/night
50% ($123)Brixfox estimate($267/night)200% ($491)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$29,013
Airbnb data$267/night · 59% occupancy
Rental income
$267/night · 59% occ.
$57,367
Running costs (20%)
Utilities, cleaning, maintenance
-$11,473
Income tax (10%)
Indonesian rental income tax
-$16,063
Property tax
Annual property tax
-$818
Net income
6.2% ROI
$29,013

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$467,391
IMT (transfer tax, investment schedule)$24,163
Imposto de Selo (stamp duty)$3,739
Notary & registration$1,359
Legal / due diligence$7,011
Total acquisition costs$36,272
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,891
($4,304–$11,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$538,565

Gross yield (asking)

12.3%

True gross yield (all-in)

10.7%

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.

$3.1M$2.3M$1.5M$766K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$523K
+22%
Rental Income
+$142K
Total Position
$665K
+55%
9.1%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$306K
Total Position
$942K
+119%
8.2%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$717K
Total Position
$1.7M
+286%
7.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+520%
6.3%/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
Good
6.2% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $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.
5.5%
$2,143/mo
49% occ.
7.0%
$2,711/mo
59% occ.
8.4%
$3,278/mo
current
69% occ.
9.9%
$3,846/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.