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 B+apartmentmid-range

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€530,000

Asking Price (EUR)

4.6%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

7.0%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €42,313/yr
Average Daily Rate: €185
Payback Period: 15.3 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 67.4 / 100
Comparable Properties: 92
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€601,020

+13.4% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
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)€601,020

Gross yield (asking price)

8.0%

True gross yield (all-in)

7.0%

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: 91 m²
Style: modern
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

large sliding glass doors to balconyintegrated recessed lightingminimalist interior design

Score Breakdown

ROI
17.87
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.82
Rental Demand
6.26
Payback Speed
3
STR Suitability
3

Location

📍 37.0950°N, 8.6814°W

· Lagos, Algarve, Portugal

View on RE/MAX Diamond →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
91 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$146K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$2,634/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Property details

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

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$275/night
50% ($126)Brixfox estimate($275/night)200% ($505)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$31,614
Airbnb data$275/night · 63% occupancy
Rental income
$275/night · 63% occ.
$62,735
Running costs (20%)
Utilities, cleaning, maintenance
-$12,547
Income tax (10%)
Indonesian rental income tax
-$17,566
Property tax
Annual property tax
-$1,008
Net income
5.5% ROI
$31,614

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$653,283

Gross yield (asking)

10.9%

True gross yield (all-in)

9.6%

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.

$3.6M$2.7M$1.8M$892K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $530K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$154K
Total Position
$799K
+51%
8.6%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$333K
Total Position
$1.1M
+111%
7.7%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$782K
Total Position
$1.9M
+267%
6.7%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.4M
Total Position
$3.1M
+485%
6.1%/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
Good
5.5% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$253 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 $253 — 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.
5.0%
$2,406/mo
53% occ.
6.2%
$2,991/mo
63% occ.
7.4%
$3,576/mo
current
73% occ.
8.7%
$4,160/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.