T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos
T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos — image 2T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos — image 3T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos — image 4T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€399,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 16% 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: €43,520/yr
Average Daily Rate: €228
-30.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%)
Payback Period: 11.4 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 70 / 100
Comparable Properties: 56
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€467,352

+17.1% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 145 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,975
(€4,350–€11,600)
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)€467,352

Gross yield (asking price)

10.9%

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: 3
Bathrooms: 2
Building: 145 m²
Style: dated
Condition: good
Year Built: 2003
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
21.27
Visual Appeal
8.2
Ownership Security
13
Location
10.44
Land & Space
4.9
Rental Demand
5.23
Payback Speed
4
STR Suitability
3

Description

3 bedroom apartment with closed garage and storage. Excellent sun exposure. 5 minutes from the beaches. Next to the hospital.

Location

📍 37.1028°N, 8.6730°W

· Lagos, Algarve, Portugal

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

T3 flat, F. M. Pacheco, 130, Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 7.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$110K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$2,673/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.5 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

3 bedroom apartment with closed garage and storage. Excellent sun exposure. 5 minutes from the beaches. Next to the hospital.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$331/night
50% ($152)Brixfox estimate($331/night)200% ($608)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$32,080
Airbnb data$331/night · 52% occupancy
Rental income
$331/night · 52% occ.
$63,152
Running costs (20%)
Utilities, cleaning, maintenance
-$12,630
Income tax (10%)
Indonesian rental income tax
-$17,683
Property tax
Annual property tax
-$759
Net income
7.4% ROI
$32,080

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,668
($4,728–$12,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$507,991

Gross yield (asking)

14.6%

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.

$3.1M$2.3M$1.6M$776K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 12: 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
$485K
+22%
Rental Income
+$157K
Total Position
$642K
+61%
10.0%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$338K
Total Position
$929K
+133%
8.8%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$793K
Total Position
$1.7M
+318%
7.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+576%
6.6%/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
7.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$304 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $304 — 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 52% — 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

32% occ.
6.1%
$2,213/mo
42% occ.
8.1%
$2,916/mo
52% occ.
10.0%
$3,620/mo
current
62% occ.
12.0%
$4,324/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.