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 ·

€380,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,020/yr
Average Daily Rate: €196
Payback Period: 12.2 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 69 / 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.

€438,295

+15.3% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
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)€438,295

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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: 95 m²
Style: portuguese-traditional
Condition: good
Year Built: 2002
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with park viewjacaranda trees in bloom

Score Breakdown

ROI
20.35
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.9
Rental Demand
5.31
Payback Speed
3
STR Suitability
3

Description

Fantastic 2 bedroom apartment located 5 minutes walk from the historic center and the main beaches of Lagos, with open views and excellent sun exposure, fully facing south. Apartment comprising entrance hall, 2 bedrooms, both with built-in wardrobes, 2 bathrooms (1 en suite), spacious and very bright living room, equi

Location

📍 37.1066°N, 8.6781°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
2 Baths
Built Area
95 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$105K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$2,370/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.5 yr
Rental only

Property details

Year built: 2002
Energy: D
Condition: good

Description

Fantastic 2 bedroom apartment located 5 minutes walk from the historic center and the main beaches of Lagos, with open views and excellent sun exposure, fully facing south. Apartment comprising entrance hall, 2 bedrooms, both with built-in wardrobes, 2 bathrooms (1 en suite), spacious and very bright living room, equi

Income Breakdown

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Nightly Rate (ADR)
$290/night
50% ($133)Brixfox estimate($290/night)200% ($533)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$28,434
Airbnb data$290/night · 53% occupancy
Rental income
$290/night · 53% occ.
$56,072
Running costs (20%)
Utilities, cleaning, maintenance
-$11,214
Income tax (10%)
Indonesian rental income tax
-$15,700
Property tax
Annual property tax
-$723
Net income
6.9% ROI
$28,434

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$476,408

Gross yield (asking)

13.6%

True gross yield (all-in)

11.8%

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$712K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$462K
+22%
Rental Income
+$139K
Total Position
$601K
+58%
9.6%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$300K
Total Position
$862K
+127%
8.5%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$703K
Total Position
$1.5M
+304%
7.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.5M
+552%
6.4%/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
Good
6.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$266 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

Premium nightly rate of $266 — 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 53% — 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

33% occ.
5.7%
$1,978/mo
43% occ.
7.5%
$2,594/mo
53% occ.
9.3%
$3,211/mo
current
63% occ.
11.1%
$3,827/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.