T2 flat in Santo Amaro, Lagos Cidade, Lagos
Grade B+apartmentmid-range

T2 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€540,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

56%

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: €40,956/yr
Average Daily Rate: €199
Payback Period: 16.6 years
5-yr Capital Value: €709,552
10-yr Capital Value: €863,278
Brixfox Score: 65.6 / 100
Comparable Properties: 91
Data Confidence: 99%
Search Radius: 2 km

True Investment Cost

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

€609,550

+12.9% over asking

Asking price€540,000
IMT — Property transfer tax (investment schedule)€31,030
IS — Stamp duty (0.8%)€4,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,100
Total acquisition costs€44,700
Renovation€0 — move-in ready
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)€609,550

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.7%

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
Building: 124 m²
Style: portuguese-traditional
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiespergola-style balcony coveringstraditional Portuguese architecture

Score Breakdown

ROI
17.07
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.48
Rental Demand
5.64
Payback Speed
2
STR Suitability
3

Description

Apartment in the initial phase of construction, situated at a short distance from the historical centre of the city and the beach of Porto de Mós. It comprises 2 bedrooms, one of them in suite, a fully equipped open space kitchen and living room that leads to a balcony with views over the city. On the roof of the bui

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Casaiberia Algarve →Also on Idealista.pt
T2 flat in Santo Amaro, Lagos Cidade, Lagos
Idealista.pt
Source verified

T2 flat in Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1826
Ownership
Freehold
Bedrooms
2
Built area
124 m²
True net yield
9.3%
≈ $3,191/mo net after costs & tax
Brixfox Score 66 · B+

Property details

Condition: new-build

Description

Apartment in the initial phase of construction, situated at a short distance from the historical centre of the city and the beach of Porto de Mós. It comprises 2 bedrooms, one of them in suite, a fully equipped open space kitchen and living room that leads to a balcony with views over the city. On the roof of the bui

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)
$286/night
50% ($132)Brixfox estimate($286/night)200% ($527)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$30,638
Airbnb data$286/night · 56% occupancy
Rental income
$286/night · 56% occ.
$58,920
Running costs (20%)
Utilities, cleaning, maintenance
-$11,784
Income tax (10%)
Indonesian rental income tax
-$16,497
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$30,638

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

Area estimate

Net Yield · Area Estimate

—

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
6.0%
—
Fully-managed
6.0%
—
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

9.3%

Annual Revenue

$58,920

Income Tax / yr

—

Payback

17 yrs

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.6M$2.7M$1.8M$889K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $540K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$657K
+22%
Rental Income
+$150K
Total Position
$807K
+49%
8.4%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$323K
Total Position
$1.1M
+108%
7.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$757K
Total Position
$1.9M
+259%
6.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.3M
Total Position
$3.1M
+473%
6.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$263 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 $263 — 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 56% — 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

36% occ.
4.5%
$2,218/mo
46% occ.
5.8%
$2,828/mo
56% occ.
7.0%
$3,437/mo
current
66% occ.
8.3%
$4,046/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
$586,957
9.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 21 Apr 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.