T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos
T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos — image 2T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos — image 3T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos — image 4T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos — image 5
Grade Bapartmentmid-range

T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€525,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

45%

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: €39,406/yr
Average Daily Rate: €242
Payback Period: 16.6 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 64.2 / 100
Comparable Properties: 72
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€598,355

+14.0% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€598,355

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.6%

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
Building: 163 m²
Style: contemporary
Condition: excellent
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated shelving and storagebalcony with lush plantsopen-plan living and kitchen area

Score Breakdown

ROI
17.05
Visual Appeal
9
Ownership Security
13
Location
10.44
Land & Space
5.26
Rental Demand
4.46
Payback Speed
2
STR Suitability
3

Description

Bright 3-bedroom apartment, renovated in 2017, located in a prime area close to all types of services and amenities, including supermarkets, banks, town hall, restaurants, and other essential facilities. The property comprises three bedrooms, all with built-in wardrobes, including a master suite with an additional cus

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

T3 flat in Praceta João da Costa Reis, Centro, Lagos Cidade, Lagos

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

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$145K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$2,391/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
19.9 yr
Rental only

Property details

Condition: excellent

Description

Bright 3-bedroom apartment, renovated in 2017, located in a prime area close to all types of services and amenities, including supermarkets, banks, town hall, restaurants, and other essential facilities. The property comprises three bedrooms, all with built-in wardrobes, including a master suite with an additional cus

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$351/night
50% ($161)Brixfox estimate($351/night)200% ($646)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$28,694
Airbnb data$351/night · 45% occupancy
Rental income
$351/night · 45% occ.
$57,102
Running costs (20%)
Utilities, cleaning, maintenance
-$11,420
Income tax (10%)
Indonesian rental income tax
-$15,989
Property tax
Annual property tax
-$999
Net income
5.0% ROI
$28,694

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$650,386

Gross yield (asking)

10.0%

True gross yield (all-in)

8.8%

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.

$3.4M$2.6M$1.7M$851K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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
$639K
+22%
Rental Income
+$140K
Total Position
$779K
+48%
8.2%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$303K
Total Position
$1.1M
+106%
7.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$709K
Total Position
$1.9M
+254%
6.5%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+464%
5.9%/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
5.0% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$323 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 $323 — 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 45% — 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.
4.5%
$2,159/mo
40% occ.
6.1%
$2,906/mo
45% occ.
6.8%
$3,248/mo
current
55% occ.
8.4%
$3,995/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.