T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos
T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos — image 2T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos — image 3T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos — image 4T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos — image 5
Grade Bapartmentluxury

T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€500,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

55%

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: €32,449/yr
Average Daily Rate: €161
Payback Period: 19.3 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 63.4 / 100
Comparable Properties: 90
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.

€571,680

+14.3% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€571,680

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.7%

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: 1
Bathrooms: 1
Building: 82 m²
Style: modern
Condition: new-build
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and diningminimalist kitchen designlarge sliding glass doors to balconymodern pendant lighting

Score Breakdown

ROI
15.78
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.64
Rental Demand
5.54
Payback Speed
2
STR Suitability
3

Description

Located near one of the Algarve's most iconic landmarks, the stunning Ponta da Piedade, you'll find the Sun Cliffs Resort, surrounded by three of the region's best-known beaches: Dona Ana, Camilo, and Canavial. Lagos is a charming and picturesque city where 16th-century walls blend with cobblestone streets, charming sq

Location

📍 37.0891°N, 8.6732°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T1 flat in Rua da Costa D'Oiro, 40, Praia Dona Ana, Lagos Cidade, Lagos

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+9.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$138K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,953/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.2 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Located near one of the Algarve's most iconic landmarks, the stunning Ponta da Piedade, you'll find the Sun Cliffs Resort, surrounded by three of the region's best-known beaches: Dona Ana, Camilo, and Canavial. Lagos is a charming and picturesque city where 16th-century walls blend with cobblestone streets, charming sq

Income Breakdown

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Nightly Rate (ADR)
$232/night
50% ($107)Brixfox estimate($232/night)200% ($427)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$23,439
Airbnb data$232/night · 55% occupancy
Rental income
$232/night · 55% occ.
$46,903
Running costs (20%)
Utilities, cleaning, maintenance
-$9,381
Income tax (10%)
Indonesian rental income tax
-$13,133
Property tax
Annual property tax
-$951
Net income
4.3% ROI
$23,439

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$621,391

Gross yield (asking)

8.6%

True gross yield (all-in)

7.5%

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.

$3.0M$2.3M$1.5M$761K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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 18: 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
$608K
+22%
Rental Income
+$114K
Total Position
$723K
+45%
7.6%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$247K
Total Position
$987K
+97%
7.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$579K
Total Position
$1.7M
+235%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.0M
Total Position
$2.6M
+430%
5.7%/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
Average
4.3% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$214 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $214 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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

35% occ.
3.7%
$1,668/mo
45% occ.
4.8%
$2,162/mo
55% occ.
5.9%
$2,657/mo
current
65% occ.
7.0%
$3,151/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.