T3 flat in Almádena, Luz
T3 flat in Almádena, Luz — image 2T3 flat in Almádena, Luz — image 3T3 flat in Almádena, Luz — image 4T3 flat in Almádena, Luz — image 5
Grade B+apartmentmid-range

T3 flat in Almádena, Luz

Lagos · Western Algarve ·

€435,000

Asking Price (EUR)

9.9%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.3%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 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: €77,207/yr
Average Daily Rate: €348
Payback Period: 6.9 years
5-yr Capital Value: €571,584
10-yr Capital Value: €695,419
Brixfox Score: 74.9 / 100
Comparable Properties: 7
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€505,795

+16.3% over asking

Asking price€435,000
IMT — Property transfer tax (investment schedule)€22,630
IS — Stamp duty (0.8%)€3,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,525
Total acquisition costs€33,885
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)€505,795

Gross yield (asking price)

17.8%

True gross yield (all-in)

15.3%

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: portuguese-traditional
Condition: good
Year Built: 1994
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta-tiled-patiowhite-washed-wallsbalustrade-wall

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.44
Rental Demand
6.08
Payback Speed
5
STR Suitability
3

Description

2+1 bedroom apartment with a total area of 121.5 sq. m, for sale in Almádena - Lagos. Located just 10m from the city of Lagos and 5m from the nearest beaches, this property is located on the ground floor, in a small building of only 2 floors. Property facing east and west, it has a living/dining room, 2 bedrooms wit

Location

📍 37.1001°N, 8.7727°W

· Lagos, Algarve, Portugal

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

T3 flat in Almádena, Luz

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

Grade B+ investment — short-term rental yields 12.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+17.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$120K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$4,886/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
8.1 yr
Rental only

Property details

Year built: 1994
Condition: good

Description

2+1 bedroom apartment with a total area of 121.5 sq. m, for sale in Almádena - Lagos. Located just 10m from the city of Lagos and 5m from the nearest beaches, this property is located on the ground floor, in a small building of only 2 floors. Property facing east and west, it has a living/dining room, 2 bedrooms wit

Income Breakdown

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Nightly Rate (ADR)
$515/night
50% ($237)Brixfox estimate($515/night)200% ($948)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$58,627
Airbnb data$515/night · 61% occupancy
Rental income
$515/night · 61% occ.
$114,336
Running costs (20%)
Utilities, cleaning, maintenance
-$22,867
Income tax (10%)
Indonesian rental income tax
-$32,014
Property tax
Annual property tax
-$827
Net income
12.4% ROI
$58,627

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$472,826
IMT (transfer tax, investment schedule)$24,598
Imposto de Selo (stamp duty)$3,783
Notary & registration$1,359
Legal / due diligence$7,092
Total acquisition costs$36,832
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$549,777

Gross yield (asking)

24.2%

True gross yield (all-in)

20.8%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $435K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$529K
+22%
Rental Income
+$286K
Total Position
$816K
+87%
13.4%/yr
Year 10
Capital Value
$644K
+48%
Rental Income
+$618K
Total Position
$1.3M
+190%
11.2%/yr
Year 20
Capital Value
$953K
+119%
Rental Income
+$1.4M
Total Position
$2.4M
+452%
8.9%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$2.6M
Total Position
$4.0M
+814%
7.7%/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
Strong
12.4% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$474 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.4% — outperforms most villas in this market
Premium nightly rate of $474 — 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

41% occ.
11.2%
$4,406/mo
51% occ.
14.0%
$5,503/mo
61% occ.
16.8%
$6,601/mo
current
71% occ.
19.5%
$7,698/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.