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 ·

€830,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

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: 32.9 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 53.4 / 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.

€930,340

+12.1% over asking

Asking price€830,000
IMT — Property transfer tax (investment schedule)€49,800
IS — Stamp duty (0.8%)€6,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,450
Total acquisition costs€70,140
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)€930,340

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 139 m²
Style: contemporary
Condition: new-build
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved building facadelarge sliding glass doors

Score Breakdown

ROI
11.32
Visual Appeal
9
Ownership Security
13
Location
8.4
Land & Space
4.78
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
139 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.4% 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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$229K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$1,840/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.9 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

Adjust Forecast

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
$22,085
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
-$1,579
Net income
2.4% ROI
$22,085

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$902,174
IMT (transfer tax, investment schedule)$54,130
Imposto de Selo (stamp duty)$7,217
Notary & registration$1,359
Legal / due diligence$13,533
Total acquisition costs$76,239
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,011,239

Gross yield (asking)

5.0%

True gross yield (all-in)

4.5%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $830K
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 28: 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
$1.0M
+22%
Rental Income
+$108K
Total Position
$1.1M
+35%
6.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$233K
Total Position
$1.5M
+76%
5.8%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$546K
Total Position
$2.4M
+185%
5.4%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$967K
Total Position
$3.7M
+341%
5.1%/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
Weak
2.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Good
6/10 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 2.4% 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.
2.6%
$1,930/mo
40% occ.
3.5%
$2,617/mo
39% occ.
3.4%
$2,523/mo
current
49% occ.
4.3%
$3,210/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.