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

T1 flat in Praia da Luz, Luz

Lagos · Western Algarve ·

€365,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

54%

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: €25,860/yr
Average Daily Rate: €132
Payback Period: 17.6 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 65.5 / 100
Comparable Properties: 51
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.

€414,475

+13.6% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation (est. €55/m² × 60 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,300
(€1,800–€4,800)
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)€414,475

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 1
Bathrooms: 1
Building: 60 m²
Style: contemporary
Condition: good
Year Built: 2002
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living with breakfast bartraditional Algarve architectural details on exterior (chimneys, roofline)modern interior with light wood-look flooring

Score Breakdown

ROI
16.52
Visual Appeal
12.2
Ownership Security
13
Location
10.2
Land & Space
3.2
Rental Demand
5.38
Payback Speed
2
STR Suitability
3

Description

1 bedroom apartment located just a few steps from the beach, in the beautiful village of Praia da Luz. Enjoy the best of Algarve in this ideal apartment, which is located in the prestigious condominium "Oasis Beach Apartments". With inspired Algarve architecture, the property has been refurbished and offers a living

Location

📍 37.0870°N, 8.7290°W

· Lagos, Algarve, Portugal

View on O&O Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Praia da Luz, Luz

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

Grade B+ investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$101K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$1,563/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
21.2 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

1 bedroom apartment located just a few steps from the beach, in the beautiful village of Praia da Luz. Enjoy the best of Algarve in this ideal apartment, which is located in the prestigious condominium "Oasis Beach Apartments". With inspired Algarve architecture, the property has been refurbished and offers a living

Income Breakdown

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Nightly Rate (ADR)
$191/night
50% ($88)Brixfox estimate($191/night)200% ($351)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$18,758
Airbnb data$191/night · 54% occupancy
Rental income
$191/night · 54% occ.
$37,408
Running costs (20%)
Utilities, cleaning, maintenance
-$7,482
Income tax (10%)
Indonesian rental income tax
-$10,474
Property tax
Annual property tax
-$694
Net income
4.7% ROI
$18,758

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,587
($1,957–$5,217)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$450,516

Gross yield (asking)

9.4%

True gross yield (all-in)

8.3%

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.

$2.3M$1.7M$1.2M$576K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$92K
Total Position
$536K
+47%
8.0%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$198K
Total Position
$738K
+102%
7.3%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$464K
Total Position
$1.3M
+246%
6.4%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$821K
Total Position
$2.0M
+449%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Good
$175 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 4.7% 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

34% occ.
4.0%
$1,312/mo
44% occ.
5.2%
$1,718/mo
54% occ.
6.4%
$2,124/mo
current
64% occ.
7.7%
$2,530/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.