T3 flat in Pedra Alçada, Lagos Cidade, Lagos
T3 flat in Pedra Alçada, Lagos Cidade, Lagos — image 2T3 flat in Pedra Alçada, Lagos Cidade, Lagos — image 3T3 flat in Pedra Alçada, Lagos Cidade, Lagos — image 4T3 flat in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade B+apartmentluxury

T3 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€635,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

56%

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: €65,693/yr
Average Daily Rate: €324
Payback Period: 12.1 years
5-yr Capital Value: €834,381
10-yr Capital Value: €1.0M
Brixfox Score: 71 / 100
Comparable Properties: 70
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.

€737,755

+16.2% over asking

Asking price€635,000
IMT — Property transfer tax (investment schedule)€38,100
IS — Stamp duty (0.8%)€5,080
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,525
Total acquisition costs€53,955
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€737,755

Gross yield (asking price)

10.3%

True gross yield (all-in)

8.9%

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: 176 m²
Style: modern
Condition: excellent
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble-effect-flooringrecessed-lightingtray-ceiling-with-indirect-lightingminimalist-decor

Score Breakdown

ROI
20.52
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.52
Rental Demand
5.55
Payback Speed
3
STR Suitability
3

Description

Apartment, in the initial phase of construction, located a short distance from the historic city center and Porto de Mós beach. Comprising 3 bedrooms, one of them en suite, fully equipped open-plan kitchen to the living room which offers a balcony with city views. On the roof of the building there is a swimming pool

Location

📍 37.0991°N, 8.6834°W

· Lagos, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Pedra Alçada, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 7.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$175K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.0%
$4,014/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
14.3 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

Apartment, in the initial phase of construction, located a short distance from the historic city center and Porto de Mós beach. Comprising 3 bedrooms, one of them en suite, fully equipped open-plan kitchen to the living room which offers a balcony with city views. On the roof of the building there is a swimming pool

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$468/night
50% ($216)Brixfox estimate($468/night)200% ($862)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$48,170
Airbnb data$468/night · 56% occupancy
Rental income
$468/night · 56% occ.
$94,958
Running costs (20%)
Utilities, cleaning, maintenance
-$18,992
Income tax (10%)
Indonesian rental income tax
-$26,588
Property tax
Annual property tax
-$1,208
Net income
7.0% ROI
$48,170

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$690,217
IMT (transfer tax, investment schedule)$41,413
Imposto de Selo (stamp duty)$5,522
Notary & registration$1,359
Legal / due diligence$10,353
Total acquisition costs$58,647
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$801,908

Gross yield (asking)

13.8%

True gross yield (all-in)

11.8%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $635K
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
$773K
+22%
Rental Income
+$235K
Total Position
$1.0M
+59%
9.7%/yr
Year 10
Capital Value
$940K
+48%
Rental Income
+$508K
Total Position
$1.4M
+128%
8.6%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.2M
Total Position
$2.6M
+307%
7.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$2.1M
Total Position
$4.2M
+556%
6.5%/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
7.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $431 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
6.0%
$3,444/mo
46% occ.
7.7%
$4,441/mo
56% occ.
9.5%
$5,439/mo
current
66% occ.
11.2%
$6,436/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.