T2 flat in Praia Dona Ana, Lagos Cidade, Lagos
T2 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 2T2 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 3T2 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 4T2 flat in Praia Dona Ana, Lagos Cidade, Lagos — image 5
Grade Bapartmentmid-range

T2 flat in Praia Dona Ana, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€715,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% 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: €47,267/yr
Average Daily Rate: €207
Payback Period: 18.3 years
5-yr Capital Value: €939,499
10-yr Capital Value: €1.1M
Brixfox Score: 64.5 / 100
Comparable Properties: 94
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.

€800,445

+12.0% over asking

Asking price€715,000
IMT — Property transfer tax (investment schedule)€42,900
IS — Stamp duty (0.8%)€5,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,725
Total acquisition costs€60,595
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)€800,445

Gross yield (asking price)

6.6%

True gross yield (all-in)

5.9%

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: 81 m²
Style: contemporary
Condition: new-build
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive outdoor terrace with lounge and dining areasintegrated outdoor BBQ stationstring lights on terrace for ambianceopen-plan living area with modern kitchen islandminimalist decor with natural wood accents

Score Breakdown

ROI
16.18
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.62
Rental Demand
6.27
Payback Speed
2
STR Suitability
3

Description

These stunning apartments are currently under construction and are set for completion in the final quarter of 2025. Each apartment is thoughtfully designed with open-plan living areas and sleek, modern kitchens fitted with integrated appliances. The bedrooms feature built-in wardrobes, while the bathrooms are finished

Location

📍 37.0947°N, 8.6760°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Praia Dona Ana, Lagos Cidade, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
81 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
65BStrong
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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$198K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$2,939/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
22.0 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

These stunning apartments are currently under construction and are set for completion in the final quarter of 2025. Each apartment is thoughtfully designed with open-plan living areas and sleek, modern kitchens fitted with integrated appliances. The bedrooms feature built-in wardrobes, while the bathrooms are finished

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$35,271
Airbnb data$308/night · 63% occupancy
Rental income
$308/night · 63% occ.
$70,445
Running costs (20%)
Utilities, cleaning, maintenance
-$14,089
Income tax (10%)
Indonesian rental income tax
-$19,724
Property tax
Annual property tax
-$1,360
Net income
4.5% ROI
$35,271

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$777,174
IMT (transfer tax, investment schedule)$46,630
Imposto de Selo (stamp duty)$6,217
Notary & registration$1,359
Legal / due diligence$11,658
Total acquisition costs$65,864
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$870,049

Gross yield (asking)

9.1%

True gross yield (all-in)

8.1%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $715K
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 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$870K
+22%
Rental Income
+$172K
Total Position
$1.0M
+46%
7.8%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$372K
Total Position
$1.4M
+100%
7.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$872K
Total Position
$2.4M
+241%
6.3%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.5M
Total Position
$3.9M
+440%
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
Good
63% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $283 — positioned in the top tier
Stunning visuals with 9/10 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

43% occ.
4.1%
$2,684/mo
53% occ.
5.2%
$3,340/mo
63% occ.
6.2%
$3,996/mo
current
73% occ.
7.2%
$4,652/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.