T3 flat in Meia Praia, Lagos
T3 flat in Meia Praia, Lagos — image 2T3 flat in Meia Praia, Lagos — image 3T3 flat in Meia Praia, Lagos — image 4T3 flat in Meia Praia, Lagos — image 5
Grade Bapartmentmid-range

T3 flat in Meia Praia, Lagos

Lagos · Western Algarve ·

€830,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €57,078/yr
Average Daily Rate: €293
Payback Period: 18.0 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 64.1 / 100
Comparable Properties: 49
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€930,340

+12.1% over asking

Asking price€830,000
IMT — Property transfer tax (investment schedule)€49,800
IS — Stamp duty (0.8%)€6,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,450
Total acquisition costs€70,140
Renovation€0 — move-in ready
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)€930,340

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.1%

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: 216 m²
Style: contemporary
Condition: new-build
Year Built: 2026
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved facade (one building)proximity to ocean

Score Breakdown

ROI
16.33
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.34
Payback Speed
2
STR Suitability
3

Description

Exclusive High Standard and Comfort Apartment in Premium Location in Meia Praia, Lagos. Discover a new standard of sophistication and well-being. This high-end flat with 3 bedrooms, including 2 suites with en-suite bathrooms, has been designed to provide maximum comfort, privacy and functionality. Designed with a mod

Location

📍 37.1109°N, 8.6660°W

· Lagos, Algarve, Portugal

View on Garvetur →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Meia Praia, Lagos

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

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$229K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$3,476/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.6 yr
Rental only

Property details

Year built: 2026
Energy: B
Condition: new-build

Description

Exclusive High Standard and Comfort Apartment in Premium Location in Meia Praia, Lagos. Discover a new standard of sophistication and well-being. This high-end flat with 3 bedrooms, including 2 suites with en-suite bathrooms, has been designed to provide maximum comfort, privacy and functionality. Designed with a mod

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$427/night
50% ($196)Brixfox estimate($427/night)200% ($786)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$41,713
Airbnb data$427/night · 53% occupancy
Rental income
$427/night · 53% occ.
$83,254
Running costs (20%)
Utilities, cleaning, maintenance
-$16,651
Income tax (10%)
Indonesian rental income tax
-$23,311
Property tax
Annual property tax
-$1,579
Net income
4.6% ROI
$41,713

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$902,174
IMT (transfer tax, investment schedule)$54,130
Imposto de Selo (stamp duty)$7,217
Notary & registration$1,359
Legal / due diligence$13,533
Total acquisition costs$76,239
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,011,239

Gross yield (asking)

9.2%

True gross yield (all-in)

8.2%

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.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $830K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$204K
Total Position
$1.2M
+46%
7.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$440K
Total Position
$1.7M
+101%
7.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.0M
Total Position
$2.8M
+243%
6.4%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$1.8M
Total Position
$4.5M
+444%
5.8%/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
Average
4.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$393 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

Premium nightly rate of $393 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.6% 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

33% occ.
3.9%
$2,906/mo
43% occ.
5.1%
$3,816/mo
53% occ.
6.3%
$4,725/mo
current
63% occ.
7.5%
$5,634/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.