T3 flat in Santo Amaro, Lagos Cidade, Lagos
T3 flat in Santo Amaro, Lagos Cidade, Lagos — image 2T3 flat in Santo Amaro, Lagos Cidade, Lagos — image 3T3 flat in Santo Amaro, Lagos Cidade, Lagos — image 4T3 flat in Santo Amaro, Lagos Cidade, Lagos — image 5
Grade Aapartmentbudget

T3 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€327,000

Asking Price (EUR)

13.9%

True Net Yield (Owner, all-in)

10.0%

True Net Yield (Managed, all-in)

16.4%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €66,681/yr
Average Daily Rate: €337
Payback Period: 9.0 years
5-yr Capital Value: €379,083
10-yr Capital Value: €439,461
Brixfox Score: 77 / 100
Comparable Properties: 66
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€407,411

+24.6% over asking

Asking price€327,000
IMT — Property transfer tax (investment schedule)€13,990
IS — Stamp duty (0.8%)€2,616
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,905
Total acquisition costs€22,761
Renovation (est. €350/m² × 107 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,450
(€26,750–€48,150)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€407,411

Gross yield (asking price)

20.4%

True gross yield (all-in)

16.4%

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: 107 m²
Style: dated
Condition: fair
Year Built: 1994
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large wall mural

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.14
Rental Demand
5.42
Payback Speed
5
STR Suitability
4

Description

Ref. A137 LAGOS - SÍTIO DOS MOINHOS Discover this spacious 3 bedroom apartment in Lagos, ideally located in a central area and close to all essential amenities, such as supermarkets, services, schools and transport. With a functional distribution, the property consists of a large living and dining room, three comfort

Location

📍 37.1040°N, 8.6794°W

· Lagos, Algarve, Portugal

View this property on Local Properties →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Local Properties
3-bedroom freehold villa in Lagos — photo 2 of 5
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3-bedroom freehold villa in Lagos — photo 5 of 5

T3 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve · Ref BF-1716 Source verified · Local Properties · listed 2 Jun 2026
Asking price · Freehold
$355,435
Inquire — direct to agent
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
107 m²
Est. ADR
$464/night
Occupancy
54%
Brixfox Score 77 · AFinancial analysis ↓

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Property details

Year built: 1994
Energy: D
Condition: fair

Description

Ref. A137 LAGOS - SÍTIO DOS MOINHOS Discover this spacious 3 bedroom apartment in Lagos, ideally located in a central area and close to all essential amenities, such as supermarkets, services, schools and transport. With a functional distribution, the property consists of a large living and dining room, three comfort

Investment figures under review

The rental projection for this property failed our plausibility check, so we've temporarily hidden its yield and ROI figures rather than show numbers we can't stand behind. We're re-validating the underlying occupancy, rate and price data — check back shortly.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Pending
Estimate unavailable
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$427 per night
Visual Appeal
Weak
2/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
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Source verified · Local Properties

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.