T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos
T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos — image 2T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos — image 3T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos — image 4T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€580,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

62%

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: €52,640/yr
Average Daily Rate: €233
Payback Period: 13.7 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 73 / 100
Comparable Properties: 91
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.

€656,170

+13.1% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
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)€656,170

Gross yield (asking price)

9.1%

True gross yield (all-in)

8.0%

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: 138 m²
Style: modern
Condition: new-build
Energy Certificate: In process
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesopen-plan livingcommunal swimming pool

Score Breakdown

ROI
18.99
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
4.76
Rental Demand
6.18
Payback Speed
3
STR Suitability
3

Description

DOMUS is a new development located in Lagos, 5 minutes from Porto de Mós Beach. Comprising a total of 65 contemporary design apartments with T2 and T3 typologies, and Duplexes on the top floor, DOMUS is scheduled for completion in December 2028. Offering the perfect balance between the energy of the city and the tranq

Location

📍 37.0956°N, 8.6822°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T2 flat in Rua José Manuel Paula Franco, Nn, Torralta, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 6.1% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$160K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$3,214/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
16.3 yr
Rental only

Property details

Energy: In process
Condition: new-build

Description

DOMUS is a new development located in Lagos, 5 minutes from Porto de Mós Beach. Comprising a total of 65 contemporary design apartments with T2 and T3 typologies, and Duplexes on the top floor, DOMUS is scheduled for completion in December 2028. Offering the perfect balance between the energy of the city and the tranq

Income Breakdown

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Nightly Rate (ADR)
$338/night
50% ($156)Brixfox estimate($338/night)200% ($623)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$38,569
Airbnb data$338/night · 62% occupancy
Rental income
$338/night · 62% occ.
$76,292
Running costs (20%)
Utilities, cleaning, maintenance
-$15,258
Income tax (10%)
Indonesian rental income tax
-$21,362
Property tax
Annual property tax
-$1,103
Net income
6.1% ROI
$38,569

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$713,228

Gross yield (asking)

12.1%

True gross yield (all-in)

10.7%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$706K
+22%
Rental Income
+$188K
Total Position
$894K
+54%
9.0%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$407K
Total Position
$1.3M
+118%
8.1%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$953K
Total Position
$2.2M
+284%
7.0%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.7M
Total Position
$3.6M
+515%
6.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$311 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 $311 — 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

42% occ.
5.6%
$2,918/mo
52% occ.
6.9%
$3,638/mo
62% occ.
8.3%
$4,358/mo
current
72% occ.
9.7%
$5,079/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.