T2 flat in Ameijeira, Lagos Cidade, Lagos
T2 flat in Ameijeira, Lagos Cidade, Lagos — image 2T2 flat in Ameijeira, Lagos Cidade, Lagos — image 3T2 flat in Ameijeira, Lagos Cidade, Lagos — image 4T2 flat in Ameijeira, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

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: €41,687/yr
Average Daily Rate: €189
Payback Period: 16.4 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 65.7 / 100
Comparable Properties: 92
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€620,580

+12.8% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
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)€620,580

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.7%

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: 100 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconyrecessed ceiling lighting with accent stripsmarble-look floor tiles

Score Breakdown

ROI
17.19
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4
Rental Demand
6.03
Payback Speed
2
STR Suitability
3

Description

Modern and spacious top floor 2 bedroom apartment located in a residential area with several amenities only a few steps away such as supermarket, restaurants, hospital, schools, laundry, cafes and only 20 minutes' walk from the historic centre. The apartment is composed by a welcoming entrance hall that flows to all di

Location

📍 37.1015°N, 8.6762°W

· Lagos, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Ameijeira, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$2,545/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
19.6 yr
Rental only

Property details

Year built: 2023
Energy: A+
Condition: excellent

Description

Modern and spacious top floor 2 bedroom apartment located in a residential area with several amenities only a few steps away such as supermarket, restaurants, hospital, schools, laundry, cafes and only 20 minutes' walk from the historic centre. The apartment is composed by a welcoming entrance hall that flows to all di

Income Breakdown

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Nightly Rate (ADR)
$276/night
50% ($127)Brixfox estimate($276/night)200% ($508)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$30,543
Airbnb data$276/night · 60% occupancy
Rental income
$276/night · 60% occ.
$60,748
Running costs (20%)
Utilities, cleaning, maintenance
-$12,150
Income tax (10%)
Indonesian rental income tax
-$17,009
Property tax
Annual property tax
-$1,046
Net income
5.1% ROI
$30,543

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$674,543

Gross yield (asking)

10.2%

True gross yield (all-in)

9.0%

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$897K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 16: 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
$669K
+22%
Rental Income
+$149K
Total Position
$818K
+49%
8.3%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$322K
Total Position
$1.1M
+107%
7.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$755K
Total Position
$2.0M
+256%
6.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.3M
Total Position
$3.1M
+467%
6.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.1% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$254 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 $254 — 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

40% occ.
4.6%
$2,282/mo
50% occ.
5.8%
$2,869/mo
60% occ.
6.9%
$3,456/mo
current
70% occ.
8.1%
$4,044/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.