T2 flat, Aromas, Burgau, Luz
T2 flat, Aromas, Burgau, Luz — image 2T2 flat, Aromas, Burgau, Luz — image 3T2 flat, Aromas, Burgau, Luz — image 4T2 flat, Aromas, Burgau, Luz — image 5
Grade B+apartmentmid-range

T2 flat, Aromas, Burgau, Luz

Lagos · Western Algarve ·

€436,000

Asking Price (EUR)

6.3%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,504/yr
Average Daily Rate: €239
+15.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%)
Payback Period: 21.9 years
5-yr Capital Value: €505,443
10-yr Capital Value: €585,948
Brixfox Score: 67.1 / 100
Comparable Properties: 20
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€497,338

+14.1% over asking

Asking price€436,000
IMT — Property transfer tax (investment schedule)€22,710
IS — Stamp duty (0.8%)€3,488
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,540
Total acquisition costs€33,988
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€497,338

Gross yield (asking price)

9.1%

True gross yield (all-in)

7.9%

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: 2
Building: 93 m²
Style: contemporary
Condition: excellent
Year Built: 2010
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracesexternal staircasesmodern chimneys

Score Breakdown

ROI
16.71
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
3.86
Rental Demand
4.52
Payback Speed
3
STR Suitability
4

Description

Tucked away in the charming fishing village of Burgau, this beautifully presented 2-bedroom ground floor apartment offers comfort, convenience, and a relaxed coastal lifestyle—just a 5-minute walk from the beach. The apartment features a bright and spacious open-plan lounge, kitchen, and dining area, ideal for both ev

Location

📍 37.0771°N, 8.7727°W

· Lagos, Algarve, Portugal

View on MOVE Algarve →Also on Idealista.pt
T2 flat, Aromas, Burgau, Luz
Idealista.pt
Source verified

T2 flat, Aromas, Burgau, Luz

Lagos · Western Algarve · Freehold · Ref BF-1824
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
93 m²
True net yield
4.6%
≈ $3,493/mo net after costs & tax
Brixfox Score 67 · B+

Property details

Year built: 2010
Energy: B-
Condition: excellent

Description

Tucked away in the charming fishing village of Burgau, this beautifully presented 2-bedroom ground floor apartment offers comfort, convenience, and a relaxed coastal lifestyle—just a 5-minute walk from the beach. The apartment features a bright and spacious open-plan lounge, kitchen, and dining area, ideal for both ev

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$344/night
50% ($158)Brixfox estimate($344/night)200% ($634)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$27,363
Airbnb data$344/night · 45% occupancy
Rental income
$344/night · 45% occ.
$52,622
Running costs (20%)
Utilities, cleaning, maintenance
-$10,524
Income tax (10%)
Indonesian rental income tax
-$14,734
Property tax
Annual property tax
-$0
Net income
5.8% ROI
$27,363

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.6%

on all-in cost of $529,947

Scenario
Pre-tax
After-tax
Owner-managed
7.9%
7.0%
Fully-managed
5.4%
4.6%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.9%

Annual Revenue

$52,622

Income Tax / yr

$4,604

Payback

22 yrs

True All-In Cost
Asking price$473,913
IMT — transfer tax (non-resident 7.5%)$35,543
Stamp duty (0.8%)$3,791
Notary + registry$2,174
Legal$5,829
Furnishing + STR launch$8,696
All-in cost$529,947

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.0M$2.3M$1.5M$751K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $436K
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 15: 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
$530K
+22%
Rental Income
+$134K
Total Position
$664K
+52%
8.8%/yr
Year 10
Capital Value
$645K
+48%
Rental Income
+$289K
Total Position
$934K
+114%
7.9%/yr
Year 20
Capital Value
$955K
+119%
Rental Income
+$676K
Total Position
$1.6M
+274%
6.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.2M
Total Position
$2.6M
+499%
6.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.8% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$317 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 $317 — 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 45% — 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

30% occ.
5.6%
$2,199/mo
40% occ.
7.4%
$2,933/mo
45% occ.
8.4%
$3,315/mo
current
55% occ.
10.3%
$4,048/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$473,913
4.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.