T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos
T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos — image 2T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos — image 3T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos — image 4T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos — image 5
Grade Bapartmentmid-range

T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos

Lagos · Western Algarve ·

€790,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €38,487/yr
Average Daily Rate: €199
Payback Period: 25.4 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 58.9 / 100
Comparable Properties: 63
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€890,910

+12.8% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
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)€890,910

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.3%

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: 168 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive ocean viewslarge outdoor terraceopen-plan living area

Score Breakdown

ROI
13.84
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
5.29
Payback Speed
0
STR Suitability
3

Description

Welcome to one of Meia Praia's rarest penthousesa sun-drenched top-floor corner T2 in the highly sought-after Vila Palmeira Resort, just a 5-minute stroll from the golden sands of Meia Praia. Sitting proudly on the 2nd (top) floor of a premium building (no units above you), this penthouse offers unmatched privacy, year

Location

📍 37.1175°N, 8.6540°W

· Lagos, Algarve, Portugal

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

T2 flat, Vila Palmeira, Rua Ruy Belo - Estrada da, Meia Praia, 8600-315 Lagos, Nn, Meia Praia, Lagos

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

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$218K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$2,307/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.0 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

Welcome to one of Meia Praia's rarest penthousesa sun-drenched top-floor corner T2 in the highly sought-after Vila Palmeira Resort, just a 5-minute stroll from the golden sands of Meia Praia. Sitting proudly on the 2nd (top) floor of a premium building (no units above you), this penthouse offers unmatched privacy, year

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($535)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,687
Airbnb data$291/night · 53% occupancy
Rental income
$291/night · 53% occ.
$56,135
Running costs (20%)
Utilities, cleaning, maintenance
-$11,227
Income tax (10%)
Indonesian rental income tax
-$15,718
Property tax
Annual property tax
-$1,503
Net income
3.2% ROI
$27,687

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$858,696
IMT (transfer tax, investment schedule)$51,522
Imposto de Selo (stamp duty)$6,870
Notary & registration$1,359
Legal / due diligence$12,880
Total acquisition costs$72,630
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,043
($5,478–$14,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$968,380

Gross yield (asking)

6.5%

True gross yield (all-in)

5.8%

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.

$4.3M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$135K
Total Position
$1.1M
+39%
6.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$292K
Total Position
$1.5M
+85%
6.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$684K
Total Position
$2.4M
+206%
5.7%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.2M
Total Position
$3.8M
+378%
5.4%/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
3.2% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $268 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% 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

33% occ.
2.7%
$1,911/mo
43% occ.
3.5%
$2,530/mo
53% occ.
4.4%
$3,149/mo
current
63% occ.
5.3%
$3,769/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.