Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz
Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 2Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 3Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 4Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz — image 5
Grade B+apartmentmid-range

Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz

Lagos · Western Algarve ·

€450,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.7%

True Gross Yield

55%

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: €39,872/yr
Average Daily Rate: €197
Payback Period: 14.1 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 66.8 / 100
Comparable Properties: 48
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€518,805

+15.3% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 155 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,525
(€4,650–€12,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€518,805

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.7%

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: 2
Bathrooms: 3
Building: 155 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese chimneysterracotta tiled balconywrought iron railings

Score Breakdown

ROI
18.72
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.1
Rental Demand
5.55
Payback Speed
3
STR Suitability
3

Description

This spacious and bright T2 duplex apartment is located in the heart of a well-maintained condominium, surrounded by lovely Mediterranean gardens and a beautiful swimming pool offering a completely unobstructed sea view. It features a direct entrance and complete independence, with no neighbors above or below, and no a

Location

📍 37.0787°N, 8.7484°W

· Lagos, Algarve, Portugal

View on L'Agence Algarve →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Duplex, Aldeamento Porto Dona Maria, Porto Dona Ana - Alto dos Montinhos, Luz

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

Grade B+ investment — short-term rental yields 6.0% 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
+11.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$124K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$2,432/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.8 yr
Rental only

Property details

Year built: 2001
Energy: D
Condition: good

Description

This spacious and bright T2 duplex apartment is located in the heart of a well-maintained condominium, surrounded by lovely Mediterranean gardens and a beautiful swimming pool offering a completely unobstructed sea view. It features a direct entrance and complete independence, with no neighbors above or below, and no a

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$285/night
50% ($131)Brixfox estimate($285/night)200% ($525)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$29,187
Airbnb data$285/night · 55% occupancy
Rental income
$285/night · 55% occ.
$57,775
Running costs (20%)
Utilities, cleaning, maintenance
-$11,555
Income tax (10%)
Indonesian rental income tax
-$16,177
Property tax
Annual property tax
-$856
Net income
6.0% ROI
$29,187

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,266
($5,054–$13,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$563,918

Gross yield (asking)

11.8%

True gross yield (all-in)

10.2%

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.

$3.1M$2.4M$1.6M$787K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$143K
Total Position
$690K
+53%
8.9%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$308K
Total Position
$974K
+116%
8.0%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$722K
Total Position
$1.7M
+279%
6.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+508%
6.2%/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
Good
6.0% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$263 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 $263 — 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 55% — 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

35% occ.
5.1%
$2,084/mo
45% occ.
6.6%
$2,691/mo
55% occ.
8.1%
$3,299/mo
current
65% occ.
9.6%
$3,906/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.