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 Bapartmentmid-range

T1 flat in Praia da Luz, Luz

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.9%

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: €23,556/yr
Average Daily Rate: €120
Payback Period: 18.6 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 63.4 / 100
Comparable Properties: 52
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.

€401,860

+14.8% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 86 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,730
(€2,580–€6,880)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€401,860

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 86 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exterior accentscobblestone pathwayscommunal swimming pool

Score Breakdown

ROI
16.07
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.72
Rental Demand
5.37
Payback Speed
2
STR Suitability
3

Description

Discover this 1 bedroom apartment, just a few steps from the beach, in the village of Luz. Situated in the exclusive condominium of Oasis Beach Apartments, this property offers comfort and tranquility. Upon entering, you will find a cosy living area, a fully equipped and separate kitchen, a comfortable bedroom and a p

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
86 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$97K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$1,421/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
22.3 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

Discover this 1 bedroom apartment, just a few steps from the beach, in the village of Luz. Situated in the exclusive condominium of Oasis Beach Apartments, this property offers comfort and tranquility. Upon entering, you will find a cosy living area, a fully equipped and separate kitchen, a comfortable bedroom and a p

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($80)Brixfox estimate($174/night)200% ($320)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$17,051
Airbnb data$174/night · 54% occupancy
Rental income
$174/night · 54% occ.
$34,071
Running costs (20%)
Utilities, cleaning, maintenance
-$6,814
Income tax (10%)
Indonesian rental income tax
-$9,540
Property tax
Annual property tax
-$666
Net income
4.5% ROI
$17,051

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,141
($2,804–$7,478)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$436,804

Gross yield (asking)

9.0%

True gross yield (all-in)

7.8%

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.

$2.2M$1.6M$1.1M$541K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$83K
Total Position
$509K
+45%
7.8%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$180K
Total Position
$698K
+99%
7.1%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$422K
Total Position
$1.2M
+240%
6.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$746K
Total Position
$1.9M
+438%
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
4.5% 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 4.5% 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.
3.8%
$1,192/mo
44% occ.
4.9%
$1,562/mo
54% occ.
6.1%
$1,932/mo
current
64% occ.
7.3%
$2,302/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.