T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos
T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos — image 2T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos — image 3T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos — image 4T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos

Lagos · Western Algarve ·

€370,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

51%

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: €41,103/yr
Average Daily Rate: €223
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 11.2 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 67.9 / 100
Comparable Properties: 94
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€426,825

+15.4% 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 × 87 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,785
(€2,610–€6,960)
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)€426,825

Gross yield (asking price)

11.1%

True gross yield (all-in)

9.6%

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: 87 m²
Land: 87 m²
Style: contemporary
Condition: good
Year Built: 2007
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

lime-green accent wallround wooden pendant lightglass-leg dining table

Score Breakdown

ROI
21.51
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
2.73
Rental Demand
5.05
Payback Speed
4
STR Suitability
3

Description

Discover your perfect seaside retreat in the stunning city of Lagos. This cosy two-bedroom, one-bathroom flat is located in a prime area, a short distance from the famous Meia Praia Beach. With an area of 133 square metres, this property, built in 2007, has all the amenities you need to enjoy life by the sea to the fu

Location

📍 37.1100°N, 8.6600°W

· Lagos, Algarve, Portugal

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

T2 flat in Rua Fernão Vilarinho, Meia Praia, Lagos

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

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+13.1%
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
7.5%
$2,522/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
13.3 yr
Rental only

Property details

Year built: 2007
Condition: good

Description

Discover your perfect seaside retreat in the stunning city of Lagos. This cosy two-bedroom, one-bathroom flat is located in a prime area, a short distance from the famous Meia Praia Beach. With an area of 133 square metres, this property, built in 2007, has all the amenities you need to enjoy life by the sea to the fu

Income Breakdown

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Nightly Rate (ADR)
$323/night
50% ($149)Brixfox estimate($323/night)200% ($594)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$30,267
Airbnb data$323/night · 51% occupancy
Rental income
$323/night · 51% occ.
$59,560
Running costs (20%)
Utilities, cleaning, maintenance
-$11,912
Income tax (10%)
Indonesian rental income tax
-$16,677
Property tax
Annual property tax
-$704
Net income
7.5% ROI
$30,267

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.		$5,201
($2,837–$7,565)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$463,940

Gross yield (asking)

14.8%

True gross yield (all-in)

12.8%

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.

$2.9M$2.2M$1.5M$726K$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
+$148K
Total Position
$598K
+62%
10.1%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$319K
Total Position
$867K
+134%
8.9%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$748K
Total Position
$1.6M
+321%
7.5%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+582%
6.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.5% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
87 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
Occupancy at 51% — 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

31% occ.
6.1%
$2,041/mo
41% occ.
8.1%
$2,728/mo
51% occ.
10.2%
$3,416/mo
current
61% occ.
12.2%
$4,103/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.