T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos
T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 2T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 3T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 4T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€370,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.2%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €39,216/yr
Average Daily Rate: €191
Payback Period: 11.8 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 71 / 100
Comparable Properties: 91
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.

€427,815

+15.6% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €55/m² × 105 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,775
(€3,150–€8,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€427,815

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.2%

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: 1
Building: 105 m²
Style: portuguese-traditional
Condition: good
Year Built: 1989
Energy Certificate: C
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large garden areamodern bathroom vanitytraditional wooden doors

Score Breakdown

ROI
20.83
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.1
Rental Demand
5.62
Payback Speed
4
STR Suitability
3

Description

Renovated 2-Bedroom Apartment, South-Facing in Lagos, Algarve Renovated 2-Bedroom Apartment — Comfort, Natural Light, and Tranquility! Discover this charming renovated apartment, ideal for living comfortably or safely earning a living. Located in a quiet area with beautiful surrounding gardens and parking spaces, i

Location

📍 37.1042°N, 8.6862°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua do Moinho do Azeite, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$102K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,395/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Year built: 1989
Energy: C
Condition: good

Description

Renovated 2-Bedroom Apartment, South-Facing in Lagos, Algarve Renovated 2-Bedroom Apartment — Comfort, Natural Light, and Tranquility! Discover this charming renovated apartment, ideal for living comfortably or safely earning a living. Located in a quiet area with beautiful surrounding gardens and parking spaces, i

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($508)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$28,746
Airbnb data$276/night · 56% occupancy
Rental income
$276/night · 56% occ.
$56,634
Running costs (20%)
Utilities, cleaning, maintenance
-$11,327
Income tax (10%)
Indonesian rental income tax
-$15,857
Property tax
Annual property tax
-$704
Net income
7.1% ROI
$28,746

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,277
($3,424–$9,130)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$465,016

Gross yield (asking)

14.1%

True gross yield (all-in)

12.2%

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.

$2.8M$2.1M$1.4M$707K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$450K
+22%
Rental Income
+$140K
Total Position
$591K
+60%
9.8%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$303K
Total Position
$851K
+130%
8.7%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$711K
Total Position
$1.5M
+311%
7.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+564%
6.5%/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
Good
7.1% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$254 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 $254 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

36% occ.
6.2%
$2,069/mo
46% occ.
7.9%
$2,657/mo
56% occ.
9.7%
$3,245/mo
current
66% occ.
11.4%
$3,833/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.