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 ·

€640,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

61%

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: €42,478/yr
Average Daily Rate: €191
Payback Period: 18.4 years
5-yr Capital Value: €840,950
10-yr Capital Value: €1.0M
Brixfox Score: 65.8 / 100
Comparable Properties: 91
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.

€719,220

+12.4% 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 × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€719,220

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

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with pergolaopen-plan living/kitchen/dininglarge sliding glass doors

Score Breakdown

ROI
16.16
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.06
Rental Demand
6.11
Payback Speed
2
STR Suitability
3

Description

Beautiful 2 bedroom apartment, 1st floor, in a residential area close to the historic center and all services, and beaches. Luxury condominium on 4 floors with very spacious modern apartments, open plan living areas that flow onto huge terraces, many with unobstructed views, basement parking and heated swimming pool w

Location

📍 37.0982°N, 8.6782°W

· Lagos, Algarve, Portugal

View on Zélia Rosa →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Ameijeira, Lagos Cidade, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
153 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 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
+10.1%
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%
$2,628/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
22.1 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

Beautiful 2 bedroom apartment, 1st floor, in a residential area close to the historic center and all services, and beaches. Luxury condominium on 4 floors with very spacious modern apartments, open plan living areas that flow onto huge terraces, many with unobstructed views, basement parking and heated swimming pool w

Income Breakdown

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Nightly Rate (ADR)
$283/night
50% ($130)Brixfox estimate($283/night)200% ($520)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$31,536
Airbnb data$283/night · 61% occupancy
Rental income
$283/night · 61% occ.
$62,987
Running costs (20%)
Utilities, cleaning, maintenance
-$12,597
Income tax (10%)
Indonesian rental income tax
-$17,636
Property tax
Annual property tax
-$1,217
Net income
4.5% ROI
$31,536

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 × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$781,761

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.

$4.0M$3.0M$2.0M$994K$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
+$154K
Total Position
$933K
+46%
7.8%/yr
Year 10
Capital Value
$947K
+48%
Rental Income
+$333K
Total Position
$1.3M
+100%
7.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$780K
Total Position
$2.2M
+241%
6.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.4M
Total Position
$3.5M
+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
61% average occupancy
Nightly Rate
Strong
$260 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 $260 — positioned in the top tier
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

41% occ.
4.1%
$2,369/mo
51% occ.
5.1%
$2,971/mo
61% occ.
6.2%
$3,573/mo
current
71% occ.
7.2%
$4,175/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.