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 ·

€425,000

Asking Price (EUR)

8.3%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.8%

True Gross Yield

65%

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: €63,132/yr
Average Daily Rate: €267
Payback Period: 8.2 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 76.1 / 100
Comparable Properties: 29
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.

€494,765

+16.4% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €55/m² × 122 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,710
(€3,660–€9,760)
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)€494,765

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.8%

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: 122 m²
Style: dated
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
4.44
Rental Demand
6.47
Payback Speed
4
STR Suitability
3

Description

Discover the perfect balance between comfort, privacy, and quality of life in Almádena. This spacious 121 sqm two-bedroom apartment, set in a peaceful area with easy access, is the ideal choice for those who value tranquillity without compromising on proximity to essential amenities. Inside, you will find two generou

Location

📍 37.0885°N, 8.7282°W

· Lagos, Algarve, Portugal

View on Verus Praedium →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Praia da Luz, Luz

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

Grade A investment — short-term rental yields 10.4% 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
+15.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$117K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$3,989/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
9.7 yr
Rental only

Property details

Energy: C
Condition: good

Description

Discover the perfect balance between comfort, privacy, and quality of life in Almádena. This spacious 121 sqm two-bedroom apartment, set in a peaceful area with easy access, is the ideal choice for those who value tranquillity without compromising on proximity to essential amenities. Inside, you will find two generou

Income Breakdown

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Nightly Rate (ADR)
$396/night
50% ($182)Brixfox estimate($396/night)200% ($729)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$47,866
Airbnb data$396/night · 65% occupancy
Rental income
$396/night · 65% occ.
$93,604
Running costs (20%)
Utilities, cleaning, maintenance
-$18,721
Income tax (10%)
Indonesian rental income tax
-$26,209
Property tax
Annual property tax
-$808
Net income
10.4% ROI
$47,866

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,293
($3,978–$10,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$537,788

Gross yield (asking)

20.3%

True gross yield (all-in)

17.4%

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.

$4.0M$3.0M$2.0M$999K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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
$517K
+22%
Rental Income
+$234K
Total Position
$751K
+77%
12.1%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$505K
Total Position
$1.1M
+167%
10.3%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$1.2M
Total Position
$2.1M
+398%
8.4%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.1M
Total Position
$3.5M
+717%
7.3%/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
10.4% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$364 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.4% — outperforms most villas in this market
Premium nightly rate of $364 — 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

45% occ.
9.6%
$3,706/mo
55% occ.
11.8%
$4,549/mo
65% occ.
14.0%
$5,393/mo
current
75% occ.
16.2%
$6,236/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.