T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz
T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz — image 2T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz — image 3T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz — image 4T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz — image 5
Grade C+apartmentmid-range

T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve ·

€520,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,804/yr
Average Daily Rate: €121
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 57.5 years
5-yr Capital Value: €602,823
10-yr Capital Value: €698,837
Brixfox Score: 53 / 100
Comparable Properties: 27
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€587,750

+13.0% over asking

Asking price€520,000
IMT — Property transfer tax (investment schedule)€29,430
IS — Stamp duty (0.8%)€4,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,800
Total acquisition costs€42,640
Renovation (est. €55/m² × 102 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,610
(€3,060–€8,160)
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)€587,750

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.1%

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: 102 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese chimneysrooftop terrace with glass railing

Score Breakdown

ROI
6.96
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
4.04
Rental Demand
5.41
Payback Speed
0
STR Suitability
4

Description

One-bedroom apartment with a stunning sea view near Praia da Luz ● Living Area: 87.3m² ● Courtyard and Terrace: 15.6m² ● One Bedroom, One Bathroom ● Private Courtyard ● Communal Pool ● Distance to the Beach: 1.2km This is a wonderful, spacious, traditional style one-bedroom apartment with fantastic panoramic sea view

Location

📍 37.0757°N, 8.7503°W

· Lagos, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz
Idealista.pt
Source verified

T1 flat in Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve · Freehold · Ref BF-1551
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
102 m²
True net yield
1.7%
≈ $1,853/mo net after costs & tax
Brixfox Score 53 · C+

Property details

Year built: 2002
Energy: E
Condition: good

Description

One-bedroom apartment with a stunning sea view near Praia da Luz ● Living Area: 87.3m² ● Courtyard and Terrace: 15.6m² ● One Bedroom, One Bathroom ● Private Courtyard ● Communal Pool ● Distance to the Beach: 1.2km This is a wonderful, spacious, traditional style one-bedroom apartment with fantastic panoramic sea view

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$173/night
50% ($80)Brixfox estimate($173/night)200% ($319)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$16,489
Airbnb data$173/night · 54% occupancy
Rental income
$173/night · 54% occ.
$31,709
Running costs (20%)
Utilities, cleaning, maintenance
-$6,342
Income tax (10%)
Indonesian rental income tax
-$8,878
Property tax
Annual property tax
-$0
Net income
2.9% ROI
$16,489

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.7%

on all-in cost of $629,952

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.1%
Fully-managed
2.2%
1.7%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

5.0%

Annual Revenue

$31,709

Income Tax / yr

$2,775

Payback

57 yrs

True All-In Cost
Asking price$565,217
IMT — transfer tax (non-resident 7.5%)$42,391
Stamp duty (0.8%)$4,522
Notary + registry$2,174
Legal$6,952
Furnishing + STR launch$8,696
All-in cost$629,952

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.8M$2.1M$1.4M$692K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $520K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$633K
+22%
Rental Income
+$81K
Total Position
$713K
+37%
6.5%/yr
Year 10
Capital Value
$770K
+48%
Rental Income
+$174K
Total Position
$944K
+81%
6.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$408K
Total Position
$1.5M
+197%
5.6%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$722K
Total Position
$2.4M
+363%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$160 per night
Visual Appeal
Good
6/10 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
Yield of 2.9% 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

34% occ.
2.7%
$1,259/mo
44% occ.
3.5%
$1,628/mo
54% occ.
4.2%
$1,998/mo
current
64% occ.
5.0%
$2,367/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$565,217
1.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.