T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos
T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos — image 2T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos — image 3T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos — image 4T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€245,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

52%

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: €30,950/yr
Average Daily Rate: €164
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 9.9 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 70.8 / 100
Comparable Properties: 92
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€338,982

+38.4% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation (est. €900/m² × 69 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€62,100
(€48,300–€75,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€338,982

Gross yield (asking price)

12.6%

True gross yield (all-in)

9.1%

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: 1
Building: 69 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1983
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal-locationtraditional-architecture

Score Breakdown

ROI
23.38
Visual Appeal
8.4
Ownership Security
13
Location
10.44
Land & Space
3.38
Rental Demand
5.17
Payback Speed
4
STR Suitability
3

Description

Two-Bedroom Apartment for Renovation Good Opportunity in Lagos We present this two-bedroom apartment, an exceptional opportunity either for investment or as a permanent residence, located in a peaceful area of Lagos. Its prime location offers close proximity to supermarkets, schools, hospitals, and some of the most bea

Location

📍 37.1029°N, 8.6793°W

· Lagos, Algarve, Portugal

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

T2 flat in Rua de Santo Amaro, Santo Amaro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.6% 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
+14.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$68K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.6%
$1,904/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Property details

Year built: 1983
Energy: F
Condition: needs-renovation

Description

Two-Bedroom Apartment for Renovation Good Opportunity in Lagos We present this two-bedroom apartment, an exceptional opportunity either for investment or as a permanent residence, located in a peaceful area of Lagos. Its prime location offers close proximity to supermarkets, schools, hospitals, and some of the most bea

Income Breakdown

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Nightly Rate (ADR)
$237/night
50% ($109)Brixfox estimate($237/night)200% ($437)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$22,848
Airbnb data$237/night · 52% occupancy
Rental income
$237/night · 52% occ.
$44,835
Running costs (20%)
Utilities, cleaning, maintenance
-$8,967
Income tax (10%)
Indonesian rental income tax
-$12,554
Property tax
Annual property tax
-$466
Net income
8.6% ROI
$22,848

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$266,304
IMT (transfer tax, investment schedule)$8,855
Imposto de Selo (stamp duty)$2,130
Notary & registration$1,359
Legal / due diligence$3,995
Total acquisition costs$16,339
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$67,500
($52,500–$82,500)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$368,459

Gross yield (asking)

16.8%

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.

$2.1M$1.5M$1.0M$516K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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 11: 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
$298K
+22%
Rental Income
+$112K
Total Position
$410K
+67%
10.8%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$241K
Total Position
$604K
+146%
9.4%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$565K
Total Position
$1.1M
+350%
7.8%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$1.0M
Total Position
$1.8M
+633%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.6% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.6% — outperforms most villas in this market
Premium nightly rate of $218 — 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 52% — 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

32% occ.
7.1%
$1,566/mo
42% occ.
9.3%
$2,071/mo
52% occ.
11.6%
$2,576/mo
current
62% occ.
13.9%
$3,082/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.