Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos
Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos — image 2Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos — image 3Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos — image 4Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos — image 5
Grade Bapartmentmid-range

Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos

Lagos · Western Algarve ·

€870,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €38,898/yr
Average Daily Rate: €201
Payback Period: 28.0 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 57.1 / 100
Comparable Properties: 63
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€977,550

+12.4% over asking

Asking price€870,000
IMT — Property transfer tax (investment schedule)€52,200
IS — Stamp duty (0.8%)€6,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,050
Total acquisition costs€73,460
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
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)€977,550

Gross yield (asking price)

4.5%

True gross yield (all-in)

4.0%

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: 168 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sea-view terracetiled outdoor flooring

Score Breakdown

ROI
12.07
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
5.29
Payback Speed
0
STR Suitability
3

Description

Penthouse in the Meia Praia area, Lagos T2 typology. Generous areas and 180-degree sea views from all rooms and the living room. (1 suite with walk-in closet) Balcony and solarium Includes a generously sized parking space Apartment located in a tourist condominium, so the owner can monetize the investment if they wish.

Location

📍 37.1173°N, 8.6539°W

· Lagos, Algarve, Portugal

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

Penthouse in Rua Ruy Belo, 1, Meia Praia, Lagos

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

Grade B investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$240K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$2,296/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.3 yr
Rental only

Property details

Energy: D
Condition: good

Description

Penthouse in the Meia Praia area, Lagos T2 typology. Generous areas and 180-degree sea views from all rooms and the living room. (1 suite with walk-in closet) Balcony and solarium Includes a generously sized parking space Apartment located in a tourist condominium, so the owner can monetize the investment if they wish.

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($535)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,553
Airbnb data$291/night · 53% occupancy
Rental income
$291/night · 53% occ.
$56,168
Running costs (20%)
Utilities, cleaning, maintenance
-$11,234
Income tax (10%)
Indonesian rental income tax
-$15,727
Property tax
Annual property tax
-$1,655
Net income
2.9% ROI
$27,553

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$945,652
IMT (transfer tax, investment schedule)$56,739
Imposto de Selo (stamp duty)$7,565
Notary & registration$1,359
Legal / due diligence$14,185
Total acquisition costs$79,848
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,043
($5,478–$14,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,062,554

Gross yield (asking)

5.9%

True gross yield (all-in)

5.3%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $870K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$135K
Total Position
$1.2M
+37%
6.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$291K
Total Position
$1.6M
+81%
6.1%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$681K
Total Position
$2.6M
+197%
5.6%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.2M
Total Position
$4.0M
+363%
5.2%/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
Weak
2.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $268 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

33% occ.
2.4%
$1,900/mo
43% occ.
3.2%
$2,519/mo
53% occ.
4.0%
$3,139/mo
current
63% occ.
4.8%
$3,758/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.