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 Aapartmentbudget

T2 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€245,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

55%

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: €40,163/yr
Average Daily Rate: €200
Payback Period: 7.6 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 75.2 / 100
Comparable Properties: 92
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.

€332,682

+35.8% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation (est. €900/m² × 62 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€55,800
(€43,400–€68,200)
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)€332,682

Gross yield (asking price)

16.4%

True gross yield (all-in)

12.1%

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: 62 m²
Style: dated
Condition: needs-renovation
Year Built: 1993
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.24
Rental Demand
5.5
Payback Speed
5
STR Suitability
3

Description

T2 Apartment to Renovate in a central location in Lagos. We present this two-bedroom apartment, an excellent investment or for own habitation, located in a quiet area of the city of Lagos. The location is privileged, benefiting from proximity to supermarkets, schools, hospitals, and the most beautiful beaches in the

Location

📍 37.1044°N, 8.6780°W

· Lagos, Algarve, Portugal

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

T2 flat in Santo Amaro, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 11.2% net return annually.

Go to Source via Idealista.pt

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
+16.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$68K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.2%
$2,493/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
8.9 yr
Rental only

Property details

Year built: 1993
Energy: D
Condition: needs-renovation

Description

T2 Apartment to Renovate in a central location in Lagos. We present this two-bedroom apartment, an excellent investment or for own habitation, located in a quiet area of the city of Lagos. The location is privileged, benefiting from proximity to supermarkets, schools, hospitals, and the most beautiful beaches in the

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($536)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$29,916
Airbnb data$291/night · 55% occupancy
Rental income
$291/night · 55% occ.
$58,426
Running costs (20%)
Utilities, cleaning, maintenance
-$11,685
Income tax (10%)
Indonesian rental income tax
-$16,359
Property tax
Annual property tax
-$466
Net income
11.2% ROI
$29,916

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$266,304
IMT (transfer tax, investment schedule)$8,855
Imposto de Selo (stamp duty)$2,130
Notary & registration$1,359
Legal / due diligence$3,995
Total acquisition costs$16,339
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$60,652
($47,174–$74,130)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$361,611

Gross yield (asking)

21.9%

True gross yield (all-in)

16.2%

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.

$2.4M$1.8M$1.2M$605K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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
$298K
+22%
Rental Income
+$146K
Total Position
$444K
+81%
12.6%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$316K
Total Position
$678K
+177%
10.7%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$740K
Total Position
$1.3M
+421%
8.6%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$1.3M
Total Position
$2.1M
+759%
7.4%/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
Strong
11.2% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.2% — outperforms most villas in this market
Premium nightly rate of $268 — 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 55% — 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

35% occ.
9.6%
$2,129/mo
45% occ.
12.4%
$2,749/mo
55% occ.
15.2%
$3,369/mo
current
65% occ.
18.0%
$3,990/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.