T1 flat, Meia Praia, Meia Praia, Lagos
T1 flat, Meia Praia, Meia Praia, Lagos — image 2T1 flat, Meia Praia, Meia Praia, Lagos — image 3T1 flat, Meia Praia, Meia Praia, Lagos — image 4T1 flat, Meia Praia, Meia Praia, Lagos — image 5
Grade Bapartmentluxury

T1 flat, Meia Praia, Meia Praia, Lagos

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

56%

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: €29,230/yr
Average Daily Rate: €144
Payback Period: 23.4 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 59.4 / 100
Comparable Properties: 7
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€626,830

+14.0% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€626,830

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 1
Bathrooms: 1
Building: 105 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling sliding glass doorsintegrated kitchen appliancesminimalist decoroutdoor patio with seating

Score Breakdown

ROI
14.34
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.1
Rental Demand
5.56
Payback Speed
1
STR Suitability
3

Description

Nestled in the heart of Palmares Resort, one of Europe’s most prestigious oceanfront golf destinations, this exceptional one-bedroom apartment offers the perfect combination of an idyllic holiday retreat and a remarkable investment opportunity with strong capital appreciation potential. Adding to its prestige, the reso

Location

📍 37.1192°N, 8.6466°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat, Meia Praia, Meia Praia, Lagos

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

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,748/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.5 yr
Rental only

Property details

Year built: 2022
Energy: B
Condition: excellent

Description

Nestled in the heart of Palmares Resort, one of Europe’s most prestigious oceanfront golf destinations, this exceptional one-bedroom apartment offers the perfect combination of an idyllic holiday retreat and a remarkable investment opportunity with strong capital appreciation potential. Adding to its prestige, the reso

Income Breakdown

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Nightly Rate (ADR)
$209/night
50% ($96)Brixfox estimate($209/night)200% ($384)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$20,979
Airbnb data$209/night · 56% occupancy
Rental income
$209/night · 56% occ.
$42,355
Running costs (20%)
Utilities, cleaning, maintenance
-$8,471
Income tax (10%)
Indonesian rental income tax
-$11,860
Property tax
Annual property tax
-$1,046
Net income
3.5% ROI
$20,979

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$681,337

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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$2.3M$1.6M$777K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$102K
Total Position
$772K
+40%
7.0%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$221K
Total Position
$1.0M
+88%
6.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$519K
Total Position
$1.7M
+213%
5.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$918K
Total Position
$2.7M
+391%
5.4%/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
3.5% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Good
$192 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

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 3.5% 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

36% occ.
3.0%
$1,494/mo
46% occ.
3.9%
$1,939/mo
56% occ.
4.8%
$2,384/mo
current
66% occ.
5.7%
$2,828/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.