T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos
T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos — image 2T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos — image 3T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos — image 4T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€245,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

51%

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: €28,199/yr
Average Daily Rate: €152
Payback Period: 10.8 years
5-yr Capital Value: €321,926
10-yr Capital Value: €391,673
Brixfox Score: 71 / 100
Comparable Properties: 85
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.

€277,492

+13.3% 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. €55/m² × 72 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,960
(€2,160–€5,760)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€277,492

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.2%

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: 1
Bathrooms: 1
Building: 72 m²
Style: dated
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with street viewtiled kitchen walls

Score Breakdown

ROI
22.06
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.44
Rental Demand
5.08
Payback Speed
4
STR Suitability
3

Description

1 bedroom apartment located a few footsteps away from Lagos town next to Lagos skatepark for sale. NO AGENTS PLEASE. 1 bedroom apartment with a large living room in very good condition. It has a recently renovated full bathroom and a good-sized kitchen with a separate storage room. Air conditioning in the living room

Location

📍 37.0964°N, 8.6772°W

· Lagos, Algarve, Portugal

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

T1 flat in Rua José Afonso, 3, Ameijeira, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 7.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+13.4%
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
7.8%
$1,740/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
12.8 yr
Rental only

Property details

Energy: C
Condition: good

Description

1 bedroom apartment located a few footsteps away from Lagos town next to Lagos skatepark for sale. NO AGENTS PLEASE. 1 bedroom apartment with a large living room in very good condition. It has a recently renovated full bathroom and a good-sized kitchen with a separate storage room. Air conditioning in the living room

Income Breakdown

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Nightly Rate (ADR)
$221/night
50% ($102)Brixfox estimate($221/night)200% ($407)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$20,877
Airbnb data$221/night · 51% occupancy
Rental income
$221/night · 51% occ.
$41,045
Running costs (20%)
Utilities, cleaning, maintenance
-$8,209
Income tax (10%)
Indonesian rental income tax
-$11,492
Property tax
Annual property tax
-$466
Net income
7.8% ROI
$20,877

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 (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,304
($2,348–$6,261)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$301,622

Gross yield (asking)

15.4%

True gross yield (all-in)

13.6%

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.

$2.0M$1.5M$982K$491K$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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$298K
+22%
Rental Income
+$102K
Total Position
$400K
+63%
10.3%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$220K
Total Position
$583K
+138%
9.1%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$516K
Total Position
$1.1M
+330%
7.6%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$914K
Total Position
$1.7M
+597%
6.7%/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
7.8% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$204 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $204 — 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 51% — 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

31% occ.
6.4%
$1,413/mo
41% occ.
8.5%
$1,884/mo
51% occ.
10.6%
$2,355/mo
current
61% occ.
12.7%
$2,826/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.