T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz
T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz — image 2T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz — image 3T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz — image 4T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz — image 5
Grade Bapartmentmid-range

T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz

Lagos · Western Algarve ·

€380,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,417/yr
Average Daily Rate: €117
Payback Period: 19.8 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 63.7 / 100
Comparable Properties: 57
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€436,820

+15.0% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€436,820

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 1
Bathrooms: 1
Building: 120 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesornate balcony railingscobblestone pathwayslush tropical landscaping

Score Breakdown

ROI
15.56
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.4
Rental Demand
5.5
Payback Speed
2
STR Suitability
3

Description

**Spectacular Apartment for Sale in Resort just a few meters from Praia da Luz** Discover your new home in this magnificent 1-bedroom apartment, located in a beautiful resort that offers a unique experience of comfort and leisure. With a gross area of 120 m² and 82 m² of usable space, this property features a huge liv

Location

📍 37.0878°N, 8.7326°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Rua Manuel Augusto Alves Catarino, Praia da Luz, Luz

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
120 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.2% 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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$105K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$1,444/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.8 yr
Rental only

Property details

Energy: B-
Condition: good

Description

**Spectacular Apartment for Sale in Resort just a few meters from Praia da Luz** Discover your new home in this magnificent 1-bedroom apartment, located in a beautiful resort that offers a unique experience of comfort and leisure. With a gross area of 120 m² and 82 m² of usable space, this property features a huge liv

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($80)Brixfox estimate($173/night)200% ($318)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$17,331
Airbnb data$173/night · 55% occupancy
Rental income
$173/night · 55% occ.
$34,720
Running costs (20%)
Utilities, cleaning, maintenance
-$6,944
Income tax (10%)
Indonesian rental income tax
-$9,721
Property tax
Annual property tax
-$723
Net income
4.2% ROI
$17,331

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$474,804

Gross yield (asking)

8.4%

True gross yield (all-in)

7.3%

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.

$2.3M$1.7M$1.1M$572K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$85K
Total Position
$547K
+44%
7.6%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$183K
Total Position
$745K
+96%
7.0%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$428K
Total Position
$1.3M
+232%
6.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$759K
Total Position
$2.0M
+424%
5.7%/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
4.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$159 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% 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

35% occ.
3.6%
$1,228/mo
45% occ.
4.6%
$1,597/mo
55% occ.
5.7%
$1,965/mo
current
65% occ.
6.8%
$2,333/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.