T3 flat in Marina de Lagos, Lagos Cidade, Lagos
T3 flat in Marina de Lagos, Lagos Cidade, Lagos — image 2T3 flat in Marina de Lagos, Lagos Cidade, Lagos — image 3T3 flat in Marina de Lagos, Lagos Cidade, Lagos — image 4T3 flat in Marina de Lagos, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T3 flat in Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€640,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

53%

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: €58,168/yr
Average Daily Rate: €298
Payback Period: 13.7 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 68.9 / 100
Comparable Properties: 52
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€724,570

+13.2% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
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)€724,570

Gross yield (asking price)

9.1%

True gross yield (all-in)

8.0%

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: 154 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern white facadeterraced balconiessea view

Score Breakdown

ROI
19.01
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.08
Rental Demand
5.35
Payback Speed
3
STR Suitability
3

Description

With a privileged location in Lagos, the Jardins de Lagos development offers 20 more apartments in a modern design building, providing stunning views of the sea and the city. This project stands out as a true architectural masterpiece, combining contemporary lines and high standard finishes. The neutral color material

Location

📍 37.1131°N, 8.6729°W

· Lagos, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Marina de Lagos, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$177K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$3,551/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
16.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

With a privileged location in Lagos, the Jardins de Lagos development offers 20 more apartments in a modern design building, providing stunning views of the sea and the city. This project stands out as a true architectural masterpiece, combining contemporary lines and high standard finishes. The neutral color material

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$432/night
50% ($199)Brixfox estimate($432/night)200% ($795)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$42,612
Airbnb data$432/night · 53% occupancy
Rental income
$432/night · 53% occ.
$84,287
Running costs (20%)
Utilities, cleaning, maintenance
-$16,857
Income tax (10%)
Indonesian rental income tax
-$23,600
Property tax
Annual property tax
-$1,217
Net income
6.1% ROI
$42,612

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$787,576

Gross yield (asking)

12.1%

True gross yield (all-in)

10.7%

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.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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
$779K
+22%
Rental Income
+$208K
Total Position
$987K
+54%
9.0%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$449K
Total Position
$1.4M
+118%
8.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.1M
Total Position
$2.5M
+284%
7.0%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.9M
Total Position
$3.9M
+516%
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
6.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$397 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 $397 — 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 53% — 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

33% occ.
5.1%
$2,977/mo
43% occ.
6.7%
$3,896/mo
53% occ.
8.3%
$4,815/mo
current
63% occ.
9.9%
$5,735/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.