T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos
T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos — image 2T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos — image 3T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos — image 4T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€325,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.5%

True Gross Yield

60%

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: €42,041/yr
Average Daily Rate: €191
Payback Period: 9.4 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 74.7 / 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.

€401,155

+23.4% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €350/m² × 105 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€36,750
(€26,250–€47,250)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€401,155

Gross yield (asking price)

12.9%

True gross yield (all-in)

10.5%

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: 105 m²
Style: dated
Condition: fair
Year Built: 1999
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplace

Score Breakdown

ROI
24.12
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.1
Rental Demand
6.03
Payback Speed
4
STR Suitability
3

Description

**2-Bedroom Apartment in Lagos - Unmissable Opportunity! ** Discover your new home in this charming 2-bedroom apartment located in the quiet parish of São Gonçalo, in Lagos. Situated on the third floor of a building without an elevator, this property offers a stunning view and the peace you are looking for. With 105 m

Location

📍 37.0986°N, 8.6838°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Timor Lorosae, Pedra Alçada, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 9.0% 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
+14.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$90K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$2,650/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
11.1 yr
Rental only

Property details

Year built: 1999
Energy: C
Condition: fair

Description

**2-Bedroom Apartment in Lagos - Unmissable Opportunity! ** Discover your new home in this charming 2-bedroom apartment located in the quiet parish of São Gonçalo, in Lagos. Situated on the third floor of a building without an elevator, this property offers a stunning view and the peace you are looking for. With 105 m

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$283/night
50% ($130)Brixfox estimate($283/night)200% ($521)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$31,799
Airbnb data$283/night · 60% occupancy
Rental income
$283/night · 60% occ.
$62,341
Running costs (20%)
Utilities, cleaning, maintenance
-$12,468
Income tax (10%)
Indonesian rental income tax
-$17,456
Property tax
Annual property tax
-$618
Net income
9.0% ROI
$31,799

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$39,946
($28,533–$51,359)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$436,038

Gross yield (asking)

17.6%

True gross yield (all-in)

14.3%

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.

$2.8M$2.1M$1.4M$703K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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
$395K
+22%
Rental Income
+$155K
Total Position
$551K
+69%
11.1%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$335K
Total Position
$816K
+151%
9.6%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$786K
Total Position
$1.5M
+361%
7.9%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.4M
+653%
7.0%/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
Strong
9.0% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$260 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
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
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
8.1%
$2,380/mo
50% occ.
10.1%
$2,982/mo
60% occ.
12.2%
$3,585/mo
current
70% occ.
14.2%
$4,188/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.