T1 flat in Rua 25 de Abril, Praia da Luz, Luz
T1 flat in Rua 25 de Abril, Praia da Luz, Luz — image 2T1 flat in Rua 25 de Abril, Praia da Luz, Luz — image 3T1 flat in Rua 25 de Abril, Praia da Luz, Luz — image 4T1 flat in Rua 25 de Abril, Praia da Luz, Luz — image 5
Grade B+apartmentmid-range

T1 flat in Rua 25 de Abril, Praia da Luz, Luz

Lagos · Western Algarve ·

€395,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

55%

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: €27,256/yr
Average Daily Rate: €135
Payback Period: 18.1 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 67.5 / 100
Comparable Properties: 55
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.

€444,265

+12.5% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation€0 — move-in ready
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)€444,265

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.1%

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: 63 m²
Style: contemporary
Condition: excellent
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean view balconyrattan light fixturepatterned kitchen backsplashgold accents

Score Breakdown

ROI
16.3
Visual Appeal
14.2
Ownership Security
13
Location
10.2
Land & Space
3.26
Rental Demand
5.51
Payback Speed
2
STR Suitability
3

Description

This charming fully renovated, furnished and equipped apartment is ready to move in. The property features one bedroom with built-in storage, a modern bathroom with shower, a fully equipped kitchen, and a bright and spacious living room with stunning sea views. The sunny balcony is the perfect place to relax and enjo

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View on Sunpoint Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Rua 25 de Abril, Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 4.6% 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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$109K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,649/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
21.7 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

This charming fully renovated, furnished and equipped apartment is ready to move in. The property features one bedroom with built-in storage, a modern bathroom with shower, a fully equipped kitchen, and a bright and spacious living room with stunning sea views. The sunny balcony is the perfect place to relax and enjo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$196/night
50% ($90)Brixfox estimate($196/night)200% ($361)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$19,788
Airbnb data$196/night · 55% occupancy
Rental income
$196/night · 55% occ.
$39,499
Running costs (20%)
Utilities, cleaning, maintenance
-$7,900
Income tax (10%)
Indonesian rental income tax
-$11,060
Property tax
Annual property tax
-$751
Net income
4.6% ROI
$19,788

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
RenovationMove-in ready
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$482,897

Gross yield (asking)

9.2%

True gross yield (all-in)

8.2%

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$617K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 17: 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
$481K
+22%
Rental Income
+$97K
Total Position
$577K
+46%
7.9%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$209K
Total Position
$793K
+101%
7.2%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$489K
Total Position
$1.4M
+243%
6.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$866K
Total Position
$2.1M
+444%
5.8%/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
Average
4.6% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$181 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

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.6% is near 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

35% occ.
3.9%
$1,406/mo
45% occ.
5.1%
$1,823/mo
55% occ.
6.3%
$2,241/mo
current
65% occ.
7.4%
$2,659/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.