T2 flat in Pedra Alçada, Lagos Cidade, Lagos
T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 2T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 3T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 4T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€500,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.8%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €55,774/yr
Average Daily Rate: €242
Payback Period: 11.1 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 76.2 / 100
Comparable Properties: 93
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.

€567,930

+13.6% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€567,930

Gross yield (asking price)

11.2%

True gross yield (all-in)

9.8%

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: 2
Building: 112 m²
Style: contemporary
Condition: new-build
Year Built: 2028
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolsmodern architectural designprivate balconies/terraceslandscaped common areas

Score Breakdown

ROI
21.6
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
4.24
Rental Demand
6.31
Payback Speed
4
STR Suitability
3

Description

In one of the most coveted areas of Lagos, just 5 minutes from the city center and its amenities, a new condominium of superior quality and modern finishes will be born. Contemporary in style, the building will boast a modern design and large terraces. Building with 4 floors (ground floor + 3 floors) and 23 unique and

Location

📍 37.0957°N, 8.6799°W

· Lagos, Algarve, Portugal

View on HABITAZZA →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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%
+$138K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$3,432/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
13.2 yr
Rental only

Property details

Year built: 2028
Energy: A
Condition: new-build

Description

In one of the most coveted areas of Lagos, just 5 minutes from the city center and its amenities, a new condominium of superior quality and modern finishes will be born. Contemporary in style, the building will boast a modern design and large terraces. Building with 4 floors (ground floor + 3 floors) and 23 unique and

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$352/night
50% ($162)Brixfox estimate($352/night)200% ($647)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$41,185
Airbnb data$352/night · 63% occupancy
Rental income
$352/night · 63% occ.
$81,030
Running costs (20%)
Utilities, cleaning, maintenance
-$16,206
Income tax (10%)
Indonesian rental income tax
-$22,689
Property tax
Annual property tax
-$951
Net income
7.6% ROI
$41,185

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$617,315

Gross yield (asking)

14.9%

True gross yield (all-in)

13.1%

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.

$3.9M$3.0M$2.0M$984K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $500K
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
$608K
+22%
Rental Income
+$201K
Total Position
$809K
+62%
10.1%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$434K
Total Position
$1.2M
+135%
8.9%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$1.0M
Total Position
$2.1M
+323%
7.5%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.8M
Total Position
$3.4M
+585%
6.6%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$324 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

Premium nightly rate of $324 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
7.0%
$3,149/mo
53% occ.
8.6%
$3,898/mo
63% occ.
10.3%
$4,647/mo
current
73% occ.
11.9%
$5,396/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.