T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos
T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos — image 2T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos — image 3T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos — image 4T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Aapartmentbudget

T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€280,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.3%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

58%

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: €41,096/yr
Average Daily Rate: €194
Payback Period: 8.5 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 75 / 100
Comparable Properties: 90
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

Portuguese transfer tax (IMT) + stamp duty (IS) + notary + registration + legal + renovation + full furnishing & STR launch setup.

€346,637

+23.8% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €350/m² × 90 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€31,500
(€22,500–€40,500)
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)€346,637

Gross yield (asking price)

14.7%

True gross yield (all-in)

11.9%

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: 1
Building: 90 m²
Style: dated
Condition: fair
Year Built: 1996
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplace

Score Breakdown

ROI
24.96
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.8
Rental Demand
5.81
Payback Speed
4
STR Suitability
3

Description

Opportunity in Lagos: Spacious 2-bedroom apartment in a quiet residential area 2-bedroom apartment with good areas, located in the quiet and highly valued Pedra Alçada Urbanization, in Lagos. Inserted in a well-maintained building, with parking at the door and excellent access to services, schools and the city center.

Location

📍 37.0999°N, 8.6863°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T2 flat in Rua General Leonel Vieira, 58, Pedra Alçada, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 10.0% net return annually.

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The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
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
+15.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$77K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$2,546/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
10.0 yr
Rental only

Property details

Year built: 1996
Energy: D
Condition: fair

Description

Opportunity in Lagos: Spacious 2-bedroom apartment in a quiet residential area 2-bedroom apartment with good areas, located in the quiet and highly valued Pedra Alçada Urbanization, in Lagos. Inserted in a well-maintained building, with parking at the door and excellent access to services, schools and the city center.

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($130)Brixfox estimate($282/night)200% ($519)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$30,553
Airbnb data$282/night · 58% occupancy
Rental income
$282/night · 58% occ.
$59,779
Running costs (20%)
Utilities, cleaning, maintenance
-$11,956
Income tax (10%)
Indonesian rental income tax
-$16,738
Property tax
Annual property tax
-$533
Net income
10.0% ROI
$30,553

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$304,348
IMT (transfer tax, investment schedule)$11,518
Imposto de Selo (stamp duty)$2,435
Notary & registration$1,359
Legal / due diligence$4,565
Total acquisition costs$19,877
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$34,239
($24,457–$44,022)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$376,779

Gross yield (asking)

19.6%

True gross yield (all-in)

15.9%

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.

$2.6M$1.9M$1.3M$646K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 9: 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
$341K
+22%
Rental Income
+$149K
Total Position
$490K
+75%
11.8%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$322K
Total Position
$737K
+163%
10.2%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$755K
Total Position
$1.4M
+389%
8.3%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$1.3M
Total Position
$2.2M
+702%
7.2%/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
10.0% annual return
Occupancy
Average
58% 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 10.0% — 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
Occupancy at 58% — 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

38% occ.
8.8%
$2,242/mo
48% occ.
11.2%
$2,842/mo
58% occ.
13.6%
$3,443/mo
current
68% occ.
15.9%
$4,043/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.