T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos
T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos — image 2T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos — image 3T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos — image 4T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos — image 5
Grade B+apartmentmid-range

T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos

Lagos · Western Algarve ·

€615,000

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

53%

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: €59,856/yr
Average Daily Rate: €309
Payback Period: 12.8 years
5-yr Capital Value: €808,101
10-yr Capital Value: €983,178
Brixfox Score: 67.8 / 100
Comparable Properties: 60
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.

€709,365

+15.3% over asking

Asking price€615,000
IMT — Property transfer tax (investment schedule)€37,030
IS — Stamp duty (0.8%)€4,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,225
Total acquisition costs€52,425
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
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)€709,365

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.4%

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: 168 m²
Style: portuguese-traditional
Condition: good
Year Built: 2000
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with BBQcommunal swimming poolbalconies with views

Score Breakdown

ROI
19.76
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
5.32
Payback Speed
3
STR Suitability
3

Description

Condo/Apartment T3 for sale.

Location

📍 37.1098°N, 8.6689°W

· Lagos, Algarve, Portugal

View on RE/MAX Golden Line →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Rua Joaquim Francisco Rijo Cardeira da Silva, Meia Praia, Lagos

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

Grade B+ investment — short-term rental yields 6.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+12.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$170K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$3,652/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.3 yr
Rental only

Property details

Year built: 2000
Energy: B-
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$446/night
50% ($205)Brixfox estimate($446/night)200% ($821)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$43,822
Airbnb data$446/night · 53% occupancy
Rental income
$446/night · 53% occ.
$86,523
Running costs (20%)
Utilities, cleaning, maintenance
-$17,305
Income tax (10%)
Indonesian rental income tax
-$24,226
Property tax
Annual property tax
-$1,170
Net income
6.6% ROI
$43,822

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$668,478
IMT (transfer tax, investment schedule)$40,250
Imposto de Selo (stamp duty)$5,348
Notary & registration$1,359
Legal / due diligence$10,027
Total acquisition costs$56,984
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,043
($5,478–$14,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$771,049

Gross yield (asking)

12.9%

True gross yield (all-in)

11.2%

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.

$4.5M$3.4M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $615K
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 13: 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
$748K
+22%
Rental Income
+$214K
Total Position
$962K
+56%
9.4%/yr
Year 10
Capital Value
$910K
+48%
Rental Income
+$462K
Total Position
$1.4M
+123%
8.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.1M
Total Position
$2.4M
+295%
7.1%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.9M
Total Position
$3.9M
+536%
6.4%/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
Good
6.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$410 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 $410 — 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 53% — 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

33% occ.
5.5%
$3,050/mo
43% occ.
7.2%
$4,000/mo
53% occ.
8.9%
$4,950/mo
current
63% occ.
10.6%
$5,899/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.