Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos
Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos — image 2Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos — image 3Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos — image 4Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€300,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €38,985/yr
Average Daily Rate: €200
Payback Period: 9.6 years
5-yr Capital Value: €394,196
10-yr Capital Value: €479,599
Brixfox Score: 73.2 / 100
Comparable Properties: 91
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.

€418,797

+39.6% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation (est. €900/m² × 82 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€73,800
(€57,400–€90,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€418,797

Gross yield (asking price)

13.0%

True gross yield (all-in)

9.3%

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: 2
Bathrooms: 1
Building: 82 m²
Style: contemporary
Condition: needs-renovation
Energy Certificate: In process
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

light wood flooringmodern light fixturesneutral color paletteminimalist decor

Score Breakdown

ROI
23.82
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.64
Rental Demand
5.34
Payback Speed
4
STR Suitability
3

Description

Investor Opportunity: 1-bedroom apartment with 82 m² and balcony for renovation — Lagos center. 1-bedroom apartment with 82 m² and balcony, on the 1st floor, located in a privileged location in the heart of Lagos — one of the most sought-after cities in the Algarve, with strong year-round tourist and residential deman

Location

📍 37.1071°N, 8.6776°W

· Lagos, Algarve, Portugal

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

Penthouse in Rua Convento Senhora da Glória, 3, Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.8% 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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$83K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.8%
$2,398/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
11.3 yr
Rental only

Property details

Energy: In process
Condition: needs-renovation

Description

Investor Opportunity: 1-bedroom apartment with 82 m² and balcony for renovation — Lagos center. 1-bedroom apartment with 82 m² and balcony, on the 1st floor, located in a privileged location in the heart of Lagos — one of the most sought-after cities in the Algarve, with strong year-round tourist and residential deman

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$290/night
50% ($133)Brixfox estimate($290/night)200% ($533)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$28,773
Airbnb data$290/night · 53% occupancy
Rental income
$290/night · 53% occ.
$56,430
Running costs (20%)
Utilities, cleaning, maintenance
-$11,286
Income tax (10%)
Indonesian rental income tax
-$15,801
Property tax
Annual property tax
-$571
Net income
8.8% ROI
$28,773

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$326,087
IMT (transfer tax, investment schedule)$13,040
Imposto de Selo (stamp duty)$2,609
Notary & registration$1,359
Legal / due diligence$4,891
Total acquisition costs$21,899
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$80,217
($62,391–$98,043)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$455,214

Gross yield (asking)

17.3%

True gross yield (all-in)

12.4%

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.

$2.6M$1.9M$1.3M$642K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$365K
+22%
Rental Income
+$141K
Total Position
$506K
+69%
11.0%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$303K
Total Position
$748K
+149%
9.6%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$711K
Total Position
$1.4M
+356%
7.9%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$1.3M
Total Position
$2.2M
+644%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.8% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$266 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

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $266 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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.
7.4%
$2,011/mo
43% occ.
9.7%
$2,628/mo
53% occ.
11.9%
$3,244/mo
current
63% occ.
14.2%
$3,861/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.