T4 flat in Centro, Lagos Cidade, Lagos
T4 flat in Centro, Lagos Cidade, Lagos — image 2T4 flat in Centro, Lagos Cidade, Lagos — image 3T4 flat in Centro, Lagos Cidade, Lagos — image 4T4 flat in Centro, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T4 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€900,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.2%

True Gross Yield

48%

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: €74,102/yr
Average Daily Rate: €424
Payback Period: 22.4 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 67.6 / 100
Comparable Properties: 13
Data Confidence: 81%
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

+13.7% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €55/m² × 221 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,155
(€6,630–€17,680)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.2%

True gross yield (all-in)

7.2%

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: 4
Bathrooms: 3
Building: 221 m²
Style: portuguese-traditional
Condition: good
Year Built: 1970
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with sea/river viewtraditional Portuguese street viewwooden floorsfolding glass doors to balcony

Score Breakdown

ROI
16.41
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
4.79
Payback Speed
3
STR Suitability
4

Description

We present a building with two independent apartments, a one-bedroom (T2) and a one-bedroom plus additional room (T2+1), located in one of the most emblematic areas of the historic city center, combining traditional charm with modern comfort. Both apartments have completely separate entrances and were fully renovated

Location

📍 37.1010°N, 8.6720°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
T4 flat in Centro, Lagos Cidade, Lagos
Idealista.pt
Source verified

T4 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-578
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
221 m²
True net yield
4.5%
≈ $6,688/mo net after costs & tax
Brixfox Score 68 · B+

Property details

Year built: 1970
Energy: D
Condition: good

Description

We present a building with two independent apartments, a one-bedroom (T2) and a one-bedroom plus additional room (T2+1), located in one of the most emblematic areas of the historic city center, combining traditional charm with modern comfort. Both apartments have completely separate entrances and were fully renovated

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)
$610/night
50% ($281)Brixfox estimate($610/night)200% ($1122)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$51,322
Airbnb data$610/night · 48% occupancy
Rental income
$610/night · 48% occ.
$98,696
Running costs (20%)
Utilities, cleaning, maintenance
-$19,739
Income tax (10%)
Indonesian rental income tax
-$27,635
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$51,322

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

4.5%

on all-in cost of $1,082,359

Scenario
Pre-tax
After-tax
Owner-managed
7.4%
6.6%
Fully-managed
5.3%
4.5%
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

9.1%

Annual Revenue

$98,696

Income Tax / yr

$8,636

Payback

22 yrs

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$8,696
All-in cost$1,082,359

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $900K
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 16: 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
$1.1M
+22%
Rental Income
+$251K
Total Position
$1.3M
+50%
8.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$541K
Total Position
$1.9M
+108%
7.6%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.3M
Total Position
$3.2M
+260%
6.6%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.2M
Total Position
$5.2M
+474%
6.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$561 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

Premium nightly rate of $561 — 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 48% — 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

30% occ.
4.8%
$3,895/mo
40% occ.
6.4%
$5,193/mo
48% occ.
7.6%
$6,218/mo
current
58% occ.
9.2%
$7,516/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
$978,261
4.5%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.