T3 flat in Centro, Lagos Cidade, Lagos
T3 flat in Centro, Lagos Cidade, Lagos — image 2T3 flat in Centro, Lagos Cidade, Lagos — image 3T3 flat in Centro, Lagos Cidade, Lagos — image 4T3 flat in Centro, Lagos Cidade, Lagos — image 5
Grade Aapartmentluxury

T3 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€888,000

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.3%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

55%

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: €103,793/yr
Average Daily Rate: €519
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.8 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 81.3 / 100
Comparable Properties: 20
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.2% over asking

Asking price€888,000
IMT — Property transfer tax (investment schedule)€53,280
IS — Stamp duty (0.8%)€7,104
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,320
Total acquisition costs€74,954
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

11.7%

True gross yield (all-in)

10.2%

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: 220 m²
Style: contemporary
Condition: excellent
Year Built: 2018
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingstacked stone accent wallpalm treesocean view

Score Breakdown

ROI
22.54
Visual Appeal
14.8
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.48
Payback Speed
5
STR Suitability
4

Description

Luxury 3-Bedroom Apartment with Stunning Sea Views just steps from Porto de Mós Beach – Lagos Just a few steps from Porto de Mós Beach in Lagos, this elegant 3-bedroom apartment with stunning sea views features a spacious living area filled with natural light, contemporary architecture, and generous outdoor spaces, o

Location

📍 37.0883°N, 8.6934°W

· Lagos, Algarve, Portugal

View on Estela Immobilier →Also on Idealista.pt
T3 flat in Centro, Lagos Cidade, Lagos
Idealista.pt
Source verified

T3 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1698
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
220 m²
True net yield
6.8%
≈ $9,693/mo net after costs & tax
Brixfox Score 81 · A

Property details

Year built: 2018
Energy: A
Condition: excellent

Description

Luxury 3-Bedroom Apartment with Stunning Sea Views just steps from Porto de Mós Beach – Lagos Just a few steps from Porto de Mós Beach in Lagos, this elegant 3-bedroom apartment with stunning sea views features a spacious living area filled with natural light, contemporary architecture, and generous outdoor spaces, o

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.

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Customize your projections
Nightly Rate (ADR)
$747/night
50% ($344)Brixfox estimate($747/night)200% ($1374)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$71,876
Airbnb data$747/night · 55% occupancy
Rental income
$747/night · 55% occ.
$138,224
Running costs (20%)
Utilities, cleaning, maintenance
-$27,645
Income tax (10%)
Indonesian rental income tax
-$38,703
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$71,876

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

6.8%

on all-in cost of $1,068,072

Scenario
Pre-tax
After-tax
Owner-managed
10.9%
9.8%
Fully-managed
7.9%
6.8%
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

12.9%

Annual Revenue

$138,224

Income Tax / yr

$12,095

Payback

15 yrs

True All-In Cost
Asking price$965,217
IMT — transfer tax (non-resident 7.5%)$72,391
Stamp duty (0.8%)$7,722
Notary + registry$2,174
Legal$11,872
Furnishing + STR launch$8,696
All-in cost$1,068,072

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$6.9M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $888K
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
$1.1M
+22%
Rental Income
+$351K
Total Position
$1.4M
+61%
10.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$758K
Total Position
$2.1M
+133%
8.8%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.8M
Total Position
$3.7M
+319%
7.4%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.1M
Total Position
$6.0M
+579%
6.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$687 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $687 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — 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

35% occ.
6.9%
$5,528/mo
45% occ.
8.8%
$7,118/mo
55% occ.
10.8%
$8,708/mo
current
65% occ.
12.8%
$10,298/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
$965,217
6.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.