T3 flat in Praia da Luz, Luz
T3 flat in Praia da Luz, Luz — image 2T3 flat in Praia da Luz, Luz — image 3T3 flat in Praia da Luz, Luz — image 4T3 flat in Praia da Luz, Luz — image 5
Grade Aapartmentmid-range

T3 flat in Praia da Luz, Luz

Lagos · Western Algarve ·

€430,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

13.9%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,454/yr
Average Daily Rate: €298
Payback Period: 7.6 years
5-yr Capital Value: €565,014
10-yr Capital Value: €687,425
Brixfox Score: 76.8 / 100
Comparable Properties: 33
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.

€499,675

+16.2% 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 × 111 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,105
(€3,330–€8,880)
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)€499,675

Gross yield (asking price)

16.1%

True gross yield (all-in)

13.9%

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: 111 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

balcony with viewfireplace

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.22
Rental Demand
6.39
Payback Speed
5
STR Suitability
3

Description

This bright and spacious 3 bedroom, 2 bathroom top-floor apartment is full of charm and potential, ideally located just 800 metres—a short 10-minute walk—from the beach and centre of Praia da Luz. Set within a quiet and well-maintained condominium, it offers peace and privacy while still being conveniently close to eve

Location

📍 37.0929°N, 8.7253°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Praia da Luz, Luz

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

Grade A investment — short-term rental yields 11.2% 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
+16.8%
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
11.2%
$4,372/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
8.9 yr
Rental only

Property details

Year built: 2001
Energy: D
Condition: good

Description

This bright and spacious 3 bedroom, 2 bathroom top-floor apartment is full of charm and potential, ideally located just 800 metres—a short 10-minute walk—from the beach and centre of Praia da Luz. Set within a quiet and well-maintained condominium, it offers peace and privacy while still being conveniently close to eve

Income Breakdown

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Nightly Rate (ADR)
$439/night
50% ($202)Brixfox estimate($439/night)200% ($808)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$52,465
Airbnb data$439/night · 64% occupancy
Rental income
$439/night · 64% occ.
$102,467
Running costs (20%)
Utilities, cleaning, maintenance
-$20,493
Income tax (10%)
Indonesian rental income tax
-$28,691
Property tax
Annual property tax
-$818
Net income
11.2% ROI
$52,465

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.		$6,636
($3,620–$9,652)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$543,125

Gross yield (asking)

21.9%

True gross yield (all-in)

18.9%

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.

$4.2M$3.2M$2.1M$1.1M$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 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
$523K
+22%
Rental Income
+$256K
Total Position
$779K
+81%
12.6%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$553K
Total Position
$1.2M
+177%
10.7%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$1.3M
Total Position
$2.2M
+421%
8.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.3M
Total Position
$3.7M
+758%
7.4%/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
11.2% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$404 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

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $404 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

44% occ.
10.4%
$4,039/mo
54% occ.
12.8%
$4,974/mo
64% occ.
15.2%
$5,909/mo
current
74% occ.
17.6%
$6,844/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.