T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz
T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz — image 2T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz — image 3T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz — image 4T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz

Lagos · Western Algarve ·

€680,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.3%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €39,352/yr
Average Daily Rate: €184
Payback Period: 21.6 years
5-yr Capital Value: €893,510
10-yr Capital Value: €1.1M
Brixfox Score: 61.9 / 100
Comparable Properties: 78
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€770,375

+13.3% over asking

Asking price€680,000
IMT — Property transfer tax (investment schedule)€40,800
IS — Stamp duty (0.8%)€5,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,200
Total acquisition costs€57,690
Renovation (est. €55/m² × 97 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,335
(€2,910–€7,760)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€770,375

Gross yield (asking price)

5.8%

True gross yield (all-in)

5.1%

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: 2
Bathrooms: 2
Building: 97 m²
Style: portuguese-traditional
Condition: good
Year Built: 1992
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private plunge pool with sea viewtraditional terracotta tilingcoastal village architecture

Score Breakdown

ROI
14.91
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.94
Rental Demand
5.86
Payback Speed
1
STR Suitability
3

Description

Discover the charm and tranquility of this unique apartment, nestled in an exclusive small condominium right by the sea, where properties rarely come on the market. Boasting a south-facing orientation and a private outdoor area with a jacuzzi/outdoor pool and a low-maintenance garden, this home is the perfect retreat f

Location

📍 37.0862°N, 8.7290°W

· Lagos, Algarve, Portugal

View on Sunpoint Properties →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua do Balneário Romano, 23, Praia da Luz, Luz

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$188K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$2,358/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
26.1 yr
Rental only

Property details

Year built: 1992
Energy: C
Condition: good

Description

Discover the charm and tranquility of this unique apartment, nestled in an exclusive small condominium right by the sea, where properties rarely come on the market. Boasting a south-facing orientation and a private outdoor area with a jacuzzi/outdoor pool and a low-maintenance garden, this home is the perfect retreat f

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($490)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$28,291
Airbnb data$266/night · 59% occupancy
Rental income
$266/night · 59% occ.
$56,892
Running costs (20%)
Utilities, cleaning, maintenance
-$11,378
Income tax (10%)
Indonesian rental income tax
-$15,930
Property tax
Annual property tax
-$1,293
Net income
3.8% ROI
$28,291

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$739,130
IMT (transfer tax, investment schedule)$44,348
Imposto de Selo (stamp duty)$5,913
Notary & registration$1,359
Legal / due diligence$11,087
Total acquisition costs$62,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,799
($3,163–$8,435)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$837,364

Gross yield (asking)

7.7%

True gross yield (all-in)

6.8%

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.

$4.0M$3.0M$2.0M$990K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $680K
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 20: 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
$827K
+22%
Rental Income
+$138K
Total Position
$966K
+42%
7.3%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$298K
Total Position
$1.3M
+92%
6.7%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$699K
Total Position
$2.2M
+222%
6.0%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.2M
Total Position
$3.4M
+406%
5.6%/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
3.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$245 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 $245 — 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 3.8% 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

39% occ.
3.4%
$2,078/mo
49% occ.
4.3%
$2,644/mo
59% occ.
5.2%
$3,211/mo
current
69% occ.
6.1%
$3,777/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.