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

T3 flat, Estrela da Luz, Nn, Praia da Luz, Luz

Lagos · Western Algarve ·

€475,000

Asking Price (EUR)

7.3%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.2%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €62,207/yr
Average Daily Rate: €266
Payback Period: 9.5 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 76.3 / 100
Comparable Properties: 29
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€556,100

+17.1% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 189 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,395
(€5,670–€15,120)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€556,100

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.2%

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: 189 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming pools within complexproximity to ocean and beachestraditional Algarve architecture

Score Breakdown

ROI
23.95
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
5.78
Rental Demand
6.41
Payback Speed
4
STR Suitability
3

Description

3-bedroom Apartment with 2 bathrooms, inside a Resort within a few meters from the Beach. Situated in 4-star Resort Estrela da Luz, in Praia da Luz - Luz, Lagos, Portugal. This property will be sold fully furnished and eqquiped. Features: - 3 bedrooms (all with fitted wardrobes) - 2 bathrooms (1 en-suite) - 3 balco

Location

📍 37.0877°N, 8.7340°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T3 flat, Estrela da Luz, Nn, Praia da Luz, Luz

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

Grade A investment — short-term rental yields 8.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+14.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$131K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$3,829/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.2 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

3-bedroom Apartment with 2 bathrooms, inside a Resort within a few meters from the Beach. Situated in 4-star Resort Estrela da Luz, in Praia da Luz - Luz, Lagos, Portugal. This property will be sold fully furnished and eqquiped. Features: - 3 bedrooms (all with fitted wardrobes) - 2 bathrooms (1 en-suite) - 3 balco

Income Breakdown

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Nightly Rate (ADR)
$385/night
50% ($177)Brixfox estimate($385/night)200% ($708)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$45,946
Airbnb data$385/night · 64% occupancy
Rental income
$385/night · 64% occ.
$90,096
Running costs (20%)
Utilities, cleaning, maintenance
-$18,019
Income tax (10%)
Indonesian rental income tax
-$25,227
Property tax
Annual property tax
-$904
Net income
8.9% ROI
$45,946

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,299
($6,163–$16,435)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$604,457

Gross yield (asking)

17.5%

True gross yield (all-in)

14.9%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$224K
Total Position
$802K
+69%
11.1%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$485K
Total Position
$1.2M
+150%
9.6%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.1M
Total Position
$2.2M
+358%
7.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.0M
Total Position
$3.6M
+648%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.9% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$354 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

High rental yield at 8.9% — outperforms most villas in this market
Premium nightly rate of $354 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

44% occ.
8.2%
$3,542/mo
54% occ.
10.1%
$4,361/mo
64% occ.
12.0%
$5,180/mo
current
74% occ.
13.9%
$6,000/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.