T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz
T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz — image 2T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz — image 3T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz — image 4T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz — image 5
Grade Bapartmentmid-range

T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

55%

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: €24,007/yr
Average Daily Rate: €119
Payback Period: 18.2 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 63.7 / 100
Comparable Properties: 57
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.

€401,970

+14.8% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 88 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,840
(€2,640–€7,040)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€401,970

Gross yield (asking price)

6.9%

True gross yield (all-in)

6.0%

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: 1
Bathrooms: 1
Building: 88 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

pink facadecurved balconiesocean view

Score Breakdown

ROI
16.25
Visual Appeal
10
Ownership Security
13
Location
10.2
Land & Space
3.76
Rental Demand
5.51
Payback Speed
2
STR Suitability
3

Description

Discover coastal living at its finest in this bright and contemporary one-bedroom apartment, perfectly positioned in a well-maintained condominium just moments from the shore. The open-plan living area is bathed in natural light and extends seamlessly to a private balcony with beautiful sea views ideal for your morning

Location

📍 37.0868°N, 8.7341°W

· Lagos, Algarve, Portugal

View on Casas do Barlavento →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat, Urb. St. James Bloco 4 - Apt. 416 - 1st floor, Nn, Praia da Luz, Luz

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
88 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$97K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$1,452/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
21.8 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

Discover coastal living at its finest in this bright and contemporary one-bedroom apartment, perfectly positioned in a well-maintained condominium just moments from the shore. The open-plan living area is bathed in natural light and extends seamlessly to a private balcony with beautiful sea views ideal for your morning

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$173/night
50% ($80)Brixfox estimate($173/night)200% ($318)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$17,423
Airbnb data$173/night · 55% occupancy
Rental income
$173/night · 55% occ.
$34,786
Running costs (20%)
Utilities, cleaning, maintenance
-$6,957
Income tax (10%)
Indonesian rental income tax
-$9,740
Property tax
Annual property tax
-$666
Net income
4.6% ROI
$17,423

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,261
($2,870–$7,652)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$436,924

Gross yield (asking)

9.1%

True gross yield (all-in)

8.0%

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.

$2.2M$1.6M$1.1M$546K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$85K
Total Position
$511K
+46%
7.9%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$184K
Total Position
$702K
+101%
7.2%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$431K
Total Position
$1.2M
+242%
6.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$763K
Total Position
$1.9M
+442%
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
4.6% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$159 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.6% 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

35% occ.
3.9%
$1,237/mo
45% occ.
5.1%
$1,606/mo
55% occ.
6.2%
$1,974/mo
current
65% occ.
7.4%
$2,342/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.