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

T3 flat in Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€895,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

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: €60,558/yr
Average Daily Rate: €311
Payback Period: 18.4 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 65.9 / 100
Comparable Properties: 60
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+14.2% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 3
Building: 203 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved architectural facadelarge glass balconiesrooftop poolwaterfront location

Score Breakdown

ROI
16.13
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.34
Payback Speed
2
STR Suitability
3

Description

Sophistication, Comfort, and a Breathtaking View Over the Marina. We present this exclusive 3-bedroom apartment, located in one of the most prestigious areas of Lagos - facing the Marina - where refinement meets tranquility and contemporary design. Part of the São Cristóvão Development, this property represents the p

Location

📍 37.1099°N, 8.6761°W

· Lagos, Algarve, Portugal

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

T3 flat in Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$247K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,661/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
22.1 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Sophistication, Comfort, and a Breathtaking View Over the Marina. We present this exclusive 3-bedroom apartment, located in one of the most prestigious areas of Lagos - facing the Marina - where refinement meets tranquility and contemporary design. Part of the São Cristóvão Development, this property represents the p

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$450/night
50% ($207)Brixfox estimate($450/night)200% ($828)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$43,928
Airbnb data$450/night · 53% occupancy
Rental income
$450/night · 53% occ.
$87,750
Running costs (20%)
Utilities, cleaning, maintenance
-$17,550
Income tax (10%)
Indonesian rental income tax
-$24,570
Property tax
Annual property tax
-$1,702
Net income
4.5% ROI
$43,928

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,110,690

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

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.

$5.5M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$215K
Total Position
$1.3M
+46%
7.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$463K
Total Position
$1.8M
+100%
7.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.1M
Total Position
$3.0M
+240%
6.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.9M
Total Position
$4.8M
+439%
5.8%/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
4.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$414 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 $414 — 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 4.5% 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

33% occ.
3.8%
$3,061/mo
43% occ.
5.0%
$4,019/mo
53% occ.
6.1%
$4,977/mo
current
63% occ.
7.3%
$5,935/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.