Grade C+apartment

T1 flat in Travessa do Forno, 1, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€700,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

46%

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: €24,032/yr
Average Daily Rate: €142
Payback Period: 36.4 years
5-yr Capital Value: €919,790
10-yr Capital Value: €1.1M
Brixfox Score: 54.8 / 100
Comparable Properties: 93
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€786,650

+12.4% over asking

Asking price€700,000
IMT — Property transfer tax (investment schedule)€42,000
IS — Stamp duty (0.8%)€5,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,500
Total acquisition costs€59,350
Renovation (est. €200/m² × 39 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€7,800
(€3,900–€11,700)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€786,650

Gross yield (asking price)

3.4%

True gross yield (all-in)

3.1%

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: 39 m²
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.91
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
2.78
Rental Demand
4.63
Payback Speed
0
STR Suitability
3

Description

Selling apartment with all appliances and furniture.

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

T1 flat in Travessa do Forno, 1, Centro, Lagos Cidade, Lagos

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

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$193K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,394/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
45.5 yr
Rental only

Property details

Energy: C

Description

Selling apartment with all appliances and furniture.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$205/night
50% ($95)Brixfox estimate($205/night)200% ($378)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$16,730
Airbnb data$205/night · 46% occupancy
Rental income
$205/night · 46% occ.
$34,734
Running costs (20%)
Utilities, cleaning, maintenance
-$6,947
Income tax (10%)
Indonesian rental income tax
-$9,725
Property tax
Annual property tax
-$1,332
Net income
2.2% ROI
$16,730

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$760,870
IMT (transfer tax, investment schedule)$45,652
Imposto de Selo (stamp duty)$6,087
Notary & registration$1,359
Legal / due diligence$11,413
Total acquisition costs$64,511
Renovation (~$217/m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		$8,478
($4,239–$12,717)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$855,054

Gross yield (asking)

4.6%

True gross yield (all-in)

4.1%

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.

$3.5M$2.6M$1.7M$863K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $700K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$852K
+22%
Rental Income
+$82K
Total Position
$933K
+33%
5.9%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$176K
Total Position
$1.2M
+73%
5.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$414K
Total Position
$1.9M
+178%
5.2%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$732K
Total Position
$3.0M
+329%
5.0%/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
Weak
2.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Good
$189 per night
Visual Appeal
Average
Not yet analyzed
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
Yield of 2.2% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.9%
$1,202/mo
40% occ.
2.6%
$1,639/mo
46% occ.
3.0%
$1,915/mo
current
56% occ.
3.7%
$2,353/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.