T3 flat in Meia Praia, Lagos
T3 flat in Meia Praia, Lagos — image 2T3 flat in Meia Praia, Lagos — image 3T3 flat in Meia Praia, Lagos — image 4T3 flat in Meia Praia, Lagos — image 5
Grade C+apartmentmid-range

T3 flat in Meia Praia, Lagos

Lagos · Western Algarve ·

€905,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

39%

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: €31,409/yr
Average Daily Rate: €223
Payback Period: 35.9 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 52.7 / 100
Comparable Properties: 47
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.

€1.0M

+11.8% over asking

Asking price€905,000
IMT — Property transfer tax (investment schedule)€54,300
IS — Stamp duty (0.8%)€7,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,575
Total acquisition costs€76,365
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)€1.0M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 121 m²
Style: modern
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors

Score Breakdown

ROI
10.97
Visual Appeal
9
Ownership Security
13
Location
8.4
Land & Space
4.42
Rental Demand
3.86
Payback Speed
0
STR Suitability
3

Description

B&P Real Estate Lagos presents an exclusive boutique development of just eight luxury residences, ideally located 400 metres from Meia Praia and within walking distance of Lagos Marina. Each apartment features a contemporary design with spacious interiors, 3m ceilings, and floor-to-ceiling glazing that maximises natur

Location

📍 37.1100°N, 8.6600°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T3 flat in Meia Praia, Lagos

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

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$250K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$1,828/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
44.8 yr
Rental only

Property details

Condition: new-build

Description

B&P Real Estate Lagos presents an exclusive boutique development of just eight luxury residences, ideally located 400 metres from Meia Praia and within walking distance of Lagos Marina. Each apartment features a contemporary design with spacious interiors, 3m ceilings, and floor-to-ceiling glazing that maximises natur

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$323/night
50% ($148)Brixfox estimate($323/night)200% ($594)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$21,942
Airbnb data$323/night · 39% occupancy
Rental income
$323/night · 39% occ.
$45,507
Running costs (20%)
Utilities, cleaning, maintenance
-$9,101
Income tax (10%)
Indonesian rental income tax
-$12,742
Property tax
Annual property tax
-$1,721
Net income
2.2% ROI
$21,942

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$983,696
IMT (transfer tax, investment schedule)$59,022
Imposto de Selo (stamp duty)$7,870
Notary & registration$1,359
Legal / due diligence$14,755
Total acquisition costs$83,005
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,099,527

Gross yield (asking)

4.6%

True gross yield (all-in)

4.1%

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$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $905K
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 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$107K
Total Position
$1.2M
+34%
6.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$231K
Total Position
$1.6M
+74%
5.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$542K
Total Position
$2.5M
+179%
5.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$960K
Total Position
$3.9M
+330%
5.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $297 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% is below 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

30% occ.
2.3%
$1,918/mo
40% occ.
3.2%
$2,605/mo
39% occ.
3.1%
$2,511/mo
current
49% occ.
3.9%
$3,198/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.