T1 flat in Centro, Lagos Cidade, Lagos
T1 flat in Centro, Lagos Cidade, Lagos — image 2T1 flat in Centro, Lagos Cidade, Lagos — image 3T1 flat in Centro, Lagos Cidade, Lagos — image 4T1 flat in Centro, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T1 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€209,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

53%

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: €29,624/yr
Average Daily Rate: €153
Payback Period: 8.8 years
5-yr Capital Value: €274,623
10-yr Capital Value: €334,121
Brixfox Score: 73.4 / 100
Comparable Properties: 86
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€276,484

+32.3% over asking

Asking price€209,000
IMT — Property transfer tax (investment schedule)€5,627
IS — Stamp duty (0.8%)€1,672
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,135
Total acquisition costs€11,684
Renovation (est. €900/m² × 47 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€42,300
(€32,900–€51,700)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€276,484

Gross yield (asking price)

14.2%

True gross yield (all-in)

10.7%

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: 47 m²
Style: dated
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.65
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
2.94
Rental Demand
5.32
Payback Speed
4
STR Suitability
3

Description

Opportunity in the center of Lagos: T1 with patio and excellent profitability Only 10 minutes from the beaches. Habitable property, with excellent potential for year-round profitability. It also has a patio, ideal for leisure moments. Located in an area with nearby commerce. Transport and primary school 100 m away. 40

Location

📍 37.1041°N, 8.6783°W

· Lagos, Algarve, Portugal

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

T1 flat in Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 9.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+15.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$58K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$1,822/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.4 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Opportunity in the center of Lagos: T1 with patio and excellent profitability Only 10 minutes from the beaches. Habitable property, with excellent potential for year-round profitability. It also has a patio, ideal for leisure moments. Located in an area with nearby commerce. Transport and primary school 100 m away. 40

Income Breakdown

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Nightly Rate (ADR)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($406)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$21,870
Airbnb data$220/night · 53% occupancy
Rental income
$220/night · 53% occ.
$42,822
Running costs (20%)
Utilities, cleaning, maintenance
-$8,564
Income tax (10%)
Indonesian rental income tax
-$11,990
Property tax
Annual property tax
-$398
Net income
9.6% ROI
$21,870

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$227,174
IMT (transfer tax, investment schedule)$6,116
Imposto de Selo (stamp duty)$1,817
Notary & registration$1,359
Legal / due diligence$3,408
Total acquisition costs$12,700
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$45,978
($35,761–$56,196)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$300,526

Gross yield (asking)

18.8%

True gross yield (all-in)

14.2%

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.

$1.9M$1.4M$940K$470K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $209K
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 10: 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
$254K
+22%
Rental Income
+$107K
Total Position
$361K
+73%
11.6%/yr
Year 10
Capital Value
$309K
+48%
Rental Income
+$231K
Total Position
$540K
+158%
10.0%/yr
Year 20
Capital Value
$458K
+119%
Rental Income
+$541K
Total Position
$999K
+378%
8.1%/yr
Year 30
Capital Value
$678K
+224%
Rental Income
+$957K
Total Position
$1.6M
+682%
7.1%/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
9.6% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$203 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $203 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — 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

33% occ.
8.1%
$1,526/mo
43% occ.
10.5%
$1,995/mo
53% occ.
13.0%
$2,465/mo
current
63% occ.
15.5%
$2,934/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.