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

T2 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€297,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €41,848/yr
Average Daily Rate: €194
Payback Period: 8.9 years
5-yr Capital Value: €390,254
10-yr Capital Value: €474,803
Brixfox Score: 74.5 / 100
Comparable Properties: 90
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€346,118

+16.5% over asking

Asking price€297,000
IMT — Property transfer tax (investment schedule)€11,787
IS — Stamp duty (0.8%)€2,376
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,455
Total acquisition costs€19,868
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
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)€346,118

Gross yield (asking price)

14.1%

True gross yield (all-in)

12.1%

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: 1
Building: 80 m²
Style: portuguese-traditional
Condition: good
Year Built: 1993
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

azulejo tiling in common areasbalconies with sea view

Score Breakdown

ROI
24.6
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.6
Rental Demand
5.9
Payback Speed
4
STR Suitability
3

Description

Furnished 2-Bedroom Apartment with Sea View – Lagos Excellent 2-bedroom apartment on the 5th floor, with approximately 80 m² of living space, located in a well-established and sought-after area of Lagos, Algarve. The property stands out for its sea view, ideal for those seeking comfort, quality of life, and a secure i

Location

📍 37.1009°N, 8.6814°W

· Lagos, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Santo Amaro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 9.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+15.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$82K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$2,574/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.5 yr
Rental only

Property details

Year built: 1993
Energy: D
Condition: good

Description

Furnished 2-Bedroom Apartment with Sea View – Lagos Excellent 2-bedroom apartment on the 5th floor, with approximately 80 m² of living space, located in a well-established and sought-after area of Lagos, Algarve. The property stands out for its sea view, ideal for those seeking comfort, quality of life, and a secure i

Income Breakdown

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Nightly Rate (ADR)
$281/night
50% ($129)Brixfox estimate($281/night)200% ($517)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$30,891
Airbnb data$281/night · 59% occupancy
Rental income
$281/night · 59% occ.
$60,491
Running costs (20%)
Utilities, cleaning, maintenance
-$12,098
Income tax (10%)
Indonesian rental income tax
-$16,938
Property tax
Annual property tax
-$565
Net income
9.6% ROI
$30,891

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$322,826
IMT (transfer tax, investment schedule)$12,812
Imposto de Selo (stamp duty)$2,583
Notary & registration$1,359
Legal / due diligence$4,842
Total acquisition costs$21,596
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$376,215

Gross yield (asking)

18.7%

True gross yield (all-in)

16.1%

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.

$2.7M$2.0M$1.3M$666K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $297K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$361K
+22%
Rental Income
+$151K
Total Position
$512K
+72%
11.5%/yr
Year 10
Capital Value
$440K
+48%
Rental Income
+$326K
Total Position
$765K
+158%
9.9%/yr
Year 20
Capital Value
$651K
+119%
Rental Income
+$764K
Total Position
$1.4M
+376%
8.1%/yr
Year 30
Capital Value
$963K
+224%
Rental Income
+$1.4M
Total Position
$2.3M
+680%
7.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.6% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$258 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

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $258 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
8.5%
$2,286/mo
49% occ.
10.7%
$2,884/mo
59% occ.
12.9%
$3,482/mo
current
69% occ.
15.2%
$4,079/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.