T1 flat in Caliças - Telheiro, Lagos
T1 flat in Caliças - Telheiro, Lagos — image 2T1 flat in Caliças - Telheiro, Lagos — image 3T1 flat in Caliças - Telheiro, Lagos — image 4T1 flat in Caliças - Telheiro, Lagos — image 5
Grade B+apartmentmid-range

T1 flat in Caliças - Telheiro, Lagos

Lagos · Western Algarve ·

€375,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 10% 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: €29,127/yr
Average Daily Rate: €135
Payback Period: 15.6 years
5-yr Capital Value: €492,744
10-yr Capital Value: €599,499
Brixfox Score: 67.8 / 100
Comparable Properties: 69
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€432,405

+15.3% over asking

Asking price€375,000
IMT — Property transfer tax (investment schedule)€17,830
IS — Stamp duty (0.8%)€3,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,625
Total acquisition costs€27,705
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€432,405

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.7%

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: 140 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level architecturebalconies with sea viewscommunal swimming pool

Score Breakdown

ROI
17.62
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.8
Rental Demand
5.91
Payback Speed
3
STR Suitability
3

Description

Ground floor apartment located in a pleasant residential area, just a 20-minute walk from the Historic Center and Lagos Marina. The apartment features a spacious living and dining room with direct access to a south-facing terrace, ideal for enjoying the sunshine. The kitchen is fully equipped and also has access to th

Location

📍 37.1211°N, 8.6657°W

· Lagos, Algarve, Portugal

View on Fernando Vaz Imobiliária →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Caliças - Telheiro, Lagos

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$104K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$1,817/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.7 yr
Rental only

Property details

Year built: 2004
Energy: C
Condition: good

Description

Ground floor apartment located in a pleasant residential area, just a 20-minute walk from the Historic Center and Lagos Marina. The apartment features a spacious living and dining room with direct access to a south-facing terrace, ideal for enjoying the sunshine. The kitchen is fully equipped and also has access to th

Income Breakdown

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Nightly Rate (ADR)
$201/night
50% ($92)Brixfox estimate($201/night)200% ($369)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$21,799
Airbnb data$201/night · 59% occupancy
Rental income
$201/night · 59% occ.
$43,292
Running costs (20%)
Utilities, cleaning, maintenance
-$8,658
Income tax (10%)
Indonesian rental income tax
-$12,122
Property tax
Annual property tax
-$713
Net income
5.3% ROI
$21,799

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$407,609
IMT (transfer tax, investment schedule)$19,380
Imposto de Selo (stamp duty)$3,261
Notary & registration$1,359
Legal / due diligence$6,114
Total acquisition costs$30,114
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,370
($4,565–$12,174)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$470,005

Gross yield (asking)

10.6%

True gross yield (all-in)

9.2%

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.

$2.5M$1.9M$1.2M$624K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $375K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$456K
+22%
Rental Income
+$106K
Total Position
$563K
+50%
8.5%/yr
Year 10
Capital Value
$555K
+48%
Rental Income
+$230K
Total Position
$785K
+109%
7.7%/yr
Year 20
Capital Value
$822K
+119%
Rental Income
+$539K
Total Position
$1.4M
+263%
6.7%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$954K
Total Position
$2.2M
+479%
6.0%/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
Good
5.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$185 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
4.7%
$1,611/mo
49% occ.
6.0%
$2,038/mo
59% occ.
7.3%
$2,466/mo
current
69% occ.
8.5%
$2,893/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.