T3 flat in Praia Dona Ana, Lagos Cidade, Lagos
T3 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 2T3 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 3T3 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 4T3 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 5
Grade B+apartmentluxury

T3 flat in Praia Dona Ana, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€950,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €68,135/yr
Average Daily Rate: €327
Payback Period: 17.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 66.6 / 100
Comparable Properties: 51
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.

€1.1M

+13.6% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.3%

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: 193 m²
Style: modern
Condition: new-build
Year Built: 2025
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive glass balcony railingopen-plan living and kitchen areaintegrated kitchen applianceslarge format floor tilesrecessed lighting

Score Breakdown

ROI
16.64
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.86
Rental Demand
5.71
Payback Speed
2
STR Suitability
3

Description

THE PROPERTY This brand new third-floor apartment is located just minutes from Dona Ana Beach, within one of Lagos' most sought-after residential developments in the Algarve, Portugal. The apartment is arranged around a bright open-plan living and dining area, designed to maximise natural light and flow. A fully fitte

Location

📍 37.0901°N, 8.6760°W

· Lagos, Algarve, Portugal

View on M I PROPERTIES PORTUGAL →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Praia Dona Ana, Lagos Cidade, Lagos

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
193 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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%
+$262K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$4,128/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
20.8 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

THE PROPERTY This brand new third-floor apartment is located just minutes from Dona Ana Beach, within one of Lagos' most sought-after residential developments in the Algarve, Portugal. The apartment is arranged around a bright open-plan living and dining area, designed to maximise natural light and flow. A fully fitte

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$474/night
50% ($218)Brixfox estimate($474/night)200% ($871)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$49,532
Airbnb data$474/night · 57% occupancy
Rental income
$474/night · 57% occ.
$98,729
Running costs (20%)
Utilities, cleaning, maintenance
-$19,746
Income tax (10%)
Indonesian rental income tax
-$27,644
Property tax
Annual property tax
-$1,807
Net income
4.8% ROI
$49,532

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,172,717

Gross yield (asking)

9.6%

True gross yield (all-in)

8.4%

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.

$6.0M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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
$1.2M
+22%
Rental Income
+$242K
Total Position
$1.4M
+47%
8.0%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$522K
Total Position
$1.9M
+103%
7.3%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$1.2M
Total Position
$3.3M
+248%
6.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$2.2M
Total Position
$5.2M
+453%
5.9%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$436 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $436 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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

37% occ.
4.2%
$3,592/mo
47% occ.
5.3%
$4,600/mo
57% occ.
6.5%
$5,609/mo
current
67% occ.
7.7%
$6,617/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.