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+apartmentluxury

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€640,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

60%

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: €42,707/yr
Average Daily Rate: €195
Payback Period: 18.6 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 65.2 / 100
Comparable Properties: 89
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.

€734,320

+14.7% over asking

Asking price€640,000
IMT — Property transfer tax (investment schedule)€38,400
IS — Stamp duty (0.8%)€5,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,600
Total acquisition costs€54,370
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€734,320

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: 136 m²
Style: modern
Condition: new-build
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble-effect-flooringrecessed-lightingopen-plan-living-kitchenminimalist-decor

Score Breakdown

ROI
16.07
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.72
Rental Demand
6
Payback Speed
2
STR Suitability
3

Description

Apartment, in the initial phase of construction, located a short distance from the historic city center and Porto de Mós beach. Comprising 3 bedrooms, one of them en suite, fully equipped open-plan kitchen to the living room which offers a balcony with city views. On the roof of the building there is a swimming pool

Location

📍 37.0991°N, 8.6834°W

· Lagos, Algarve, Portugal

View on Casaibéria Mediação Imobiliária Lda. →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
136 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$177K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$2,596/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
22.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Apartment, in the initial phase of construction, located a short distance from the historic city center and Porto de Mós beach. Comprising 3 bedrooms, one of them en suite, fully equipped open-plan kitchen to the living room which offers a balcony with city views. On the roof of the building there is a swimming pool

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$284/night
50% ($131)Brixfox estimate($284/night)200% ($523)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$31,148
Airbnb data$284/night · 60% occupancy
Rental income
$284/night · 60% occ.
$62,240
Running costs (20%)
Utilities, cleaning, maintenance
-$12,448
Income tax (10%)
Indonesian rental income tax
-$17,427
Property tax
Annual property tax
-$1,217
Net income
4.5% ROI
$31,148

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$695,652
IMT (transfer tax, investment schedule)$41,739
Imposto de Selo (stamp duty)$5,565
Notary & registration$1,359
Legal / due diligence$10,435
Total acquisition costs$59,098
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$798,174

Gross yield (asking)

8.9%

True gross yield (all-in)

7.8%

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.

$4.0M$3.0M$2.0M$989K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $640K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$779K
+22%
Rental Income
+$152K
Total Position
$931K
+45%
7.8%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$329K
Total Position
$1.3M
+99%
7.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$770K
Total Position
$2.2M
+239%
6.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.4M
Total Position
$3.4M
+437%
5.8%/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
4.5% annual return
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$262 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 $262 — 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 4.5% 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

40% occ.
4.0%
$2,319/mo
50% occ.
5.0%
$2,924/mo
60% occ.
6.1%
$3,529/mo
current
70% occ.
7.1%
$4,134/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.