T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz
T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 2T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 3T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 4T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 5
Grade B+apartmentmid-range

T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve ·

€470,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

57%

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: €40,038/yr
Average Daily Rate: €194
Payback Period: 14.7 years
5-yr Capital Value: €617,573
10-yr Capital Value: €751,372
Brixfox Score: 66.2 / 100
Comparable Properties: 35
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€534,840

+13.8% over asking

Asking price€470,000
IMT — Property transfer tax (investment schedule)€25,430
IS — Stamp duty (0.8%)€3,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,050
Total acquisition costs€37,490
Renovation€0 — move-in ready
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)€534,840

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

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: 142 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private plunge poolsocean viewsgated community entrance

Score Breakdown

ROI
18.27
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.84
Rental Demand
5.66
Payback Speed
3
STR Suitability
3

Description

Discover this exclusive 2-bedroom apartment with stunning ocean views, located in the prestigious 4-star Resort 'Mar da Luz', in the Porto Dona Maria development, Praia da Luz. Built in 2009, the apartment stands out for its modern design and high-quality finishes, offering the perfect combination of comfort, luxury a

Location

📍 37.0795°N, 8.7505°W

· Lagos, Algarve, Portugal

View on Bravo Homes Algarve →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz

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

Grade B+ investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$130K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$2,434/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
17.5 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

Discover this exclusive 2-bedroom apartment with stunning ocean views, located in the prestigious 4-star Resort 'Mar da Luz', in the Porto Dona Maria development, Praia da Luz. Built in 2009, the apartment stands out for its modern design and high-quality finishes, offering the perfect combination of comfort, luxury a

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$280/night
50% ($129)Brixfox estimate($280/night)200% ($516)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$29,204
Airbnb data$280/night · 57% occupancy
Rental income
$280/night · 57% occ.
$57,882
Running costs (20%)
Utilities, cleaning, maintenance
-$11,576
Income tax (10%)
Indonesian rental income tax
-$16,207
Property tax
Annual property tax
-$894
Net income
5.7% ROI
$29,204

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$510,870
IMT (transfer tax, investment schedule)$27,641
Imposto de Selo (stamp duty)$4,087
Notary & registration$1,359
Legal / due diligence$7,663
Total acquisition costs$40,750
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$581,348

Gross yield (asking)

11.3%

True gross yield (all-in)

10.0%

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.

$3.2M$2.4M$1.6M$806K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $470K
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 15: 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
$572K
+22%
Rental Income
+$143K
Total Position
$714K
+52%
8.7%/yr
Year 10
Capital Value
$696K
+48%
Rental Income
+$308K
Total Position
$1.0M
+114%
7.9%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$722K
Total Position
$1.8M
+273%
6.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+496%
6.1%/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
5.7% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$258 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

Premium nightly rate of $258 — 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 57% — 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

37% occ.
5.0%
$2,108/mo
47% occ.
6.4%
$2,705/mo
57% occ.
7.8%
$3,302/mo
current
67% occ.
9.2%
$3,899/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.