T3 flat in Torralta, Lagos Cidade, Lagos
T3 flat in Torralta, Lagos Cidade, Lagos — image 2T3 flat in Torralta, Lagos Cidade, Lagos — image 3T3 flat in Torralta, Lagos Cidade, Lagos — image 4T3 flat in Torralta, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T3 flat in Torralta, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€630,000

Asking Price (EUR)

9.3%

True Net Yield (Owner, all-in)

6.7%

True Net Yield (Managed, all-in)

11.1%

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: €79,775/yr
Average Daily Rate: €408
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 13.8 years
5-yr Capital Value: €730,343
10-yr Capital Value: €846,667
Brixfox Score: 79.6 / 100
Comparable Properties: 50
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€716,670

+13.8% over asking

Asking price€630,000
IMT — Property transfer tax (investment schedule)€38,230
IS — Stamp duty (0.8%)€5,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,450
Total acquisition costs€53,970
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€716,670

Gross yield (asking price)

12.7%

True gross yield (all-in)

11.1%

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: 3
Bathrooms: 3
Building: 135 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private balconiescommunal swimming poollandscaped gardens

Score Breakdown

ROI
23.46
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
4.7
Rental Demand
5.36
Payback Speed
5
STR Suitability
4

Description

Note: Certain units are registered as T1+1 but offer the features of a T2, including two bedrooms, two bathrooms, and an open-plan living area with a terrace. Meanwhile, the T2+1 units function as true T3 apartments, providing more space and flexibility. Domus Lagos is an exclusive residential development comprising 6

Location

📍 37.0973°N, 8.6795°W

· Lagos, Algarve, Portugal

View on PIQUET REALTY PORTUGAL →Also on Idealista.pt
T3 flat in Torralta, Lagos Cidade, Lagos
Idealista.pt
Source verified

T3 flat in Torralta, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1877
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
135 m²
True net yield
7.2%
≈ $7,436/mo net after costs & tax
Brixfox Score 80 · A

Property details

Energy: A
Condition: new-build

Description

Note: Certain units are registered as T1+1 but offer the features of a T2, including two bedrooms, two bathrooms, and an open-plan living area with a terrace. Meanwhile, the T2+1 units function as true T3 apartments, providing more space and flexibility. Domus Lagos is an exclusive residential development comprising 6

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)
$587/night
50% ($270)Brixfox estimate($587/night)200% ($1080)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$55,258
Airbnb data$587/night · 54% occupancy
Rental income
$587/night · 54% occ.
$106,265
Running costs (20%)
Utilities, cleaning, maintenance
-$21,253
Income tax (10%)
Indonesian rental income tax
-$29,754
Property tax
Annual property tax
-$0
Net income
8.1% ROI
$55,258

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

7.2%

on all-in cost of $760,912

Scenario
Pre-tax
After-tax
Owner-managed
11.7%
10.5%
Fully-managed
8.4%
7.2%
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

14.0%

Annual Revenue

$106,265

Income Tax / yr

$9,298

Payback

14 yrs

True All-In Cost
Asking price$684,783
IMT — transfer tax (non-resident 7.5%)$51,359
Stamp duty (0.8%)$5,478
Notary + registry$2,174
Legal$8,423
Furnishing + STR launch$8,696
All-in cost$760,912

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.1M$3.8M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $630K
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 11: 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
$766K
+22%
Rental Income
+$270K
Total Position
$1.0M
+65%
10.5%/yr
Year 10
Capital Value
$933K
+48%
Rental Income
+$583K
Total Position
$1.5M
+141%
9.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.4M
Total Position
$2.7M
+336%
7.6%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$2.4M
Total Position
$4.5M
+608%
6.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$540 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $540 — 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 54% — 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

34% occ.
7.4%
$4,196/mo
44% occ.
9.5%
$5,445/mo
54% occ.
11.7%
$6,695/mo
current
64% occ.
13.9%
$7,944/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
$684,783
7.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.