T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos
T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos — image 2T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos — image 3T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos — image 4T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€270,000

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

15.3%

True Gross Yield

64%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €48,602/yr
Average Daily Rate: €208
Payback Period: 6.9 years
5-yr Capital Value: €354,776
10-yr Capital Value: €431,639
Brixfox Score: 76.7 / 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.

€317,212

+17.5% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €55/m² × 91 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,005
(€2,730–€7,280)
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)€317,212

Gross yield (asking price)

18.0%

True gross yield (all-in)

15.3%

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: 91 m²
Style: portuguese-traditional
Condition: good
Year Built: 1988
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconiessea_view

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.82
Rental Demand
6.4
Payback Speed
5
STR Suitability
3

Description

Condo/Apartment T2 for sale.

Location

📍 37.0977°N, 8.6742°W

· Lagos, Algarve, Portugal

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

T2 flat in Rua Salgueiro Maia, Ameijeira, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 12.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+17.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$75K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.3%
$3,016/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Property details

Year built: 1988
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$302/night
50% ($139)Brixfox estimate($302/night)200% ($556)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Yearly income
$36,194
Airbnb data$302/night · 64% occupancy
Rental income
$302/night · 64% occ.
$70,592
Running costs (20%)
Utilities, cleaning, maintenance
-$14,118
Income tax (10%)
Indonesian rental income tax
-$19,766
Property tax
Annual property tax
-$514
Net income
12.3% ROI
$36,194

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$293,478
IMT (transfer tax, investment schedule)$10,758
Imposto de Selo (stamp duty)$2,348
Notary & registration$1,359
Legal / due diligence$4,402
Total acquisition costs$18,866
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,440
($2,967–$7,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$344,796

Gross yield (asking)

24.1%

True gross yield (all-in)

20.5%

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$707K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$328K
+22%
Rental Income
+$177K
Total Position
$505K
+87%
13.4%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$382K
Total Position
$781K
+189%
11.2%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$895K
Total Position
$1.5M
+451%
8.9%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$1.6M
Total Position
$2.5M
+811%
7.6%/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
12.3% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$278 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.3% — outperforms most villas in this market
Premium nightly rate of $278 — 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

44% occ.
11.4%
$2,789/mo
54% occ.
14.0%
$3,432/mo
64% occ.
16.7%
$4,075/mo
current
74% occ.
19.3%
$4,718/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.