T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos
T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos — image 2T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos — image 3T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos — image 4T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos — image 5
Grade Bapartmentmid-range

T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos

Lagos · Western Algarve ·

€395,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

49%

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: €39,469/yr
Average Daily Rate: €222
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 19.6 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 64.7 / 100
Comparable Properties: 41
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€455,115

+15.2% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €55/m² × 100 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,500
(€3,000–€8,000)
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)€455,115

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.7%

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
Bathrooms: 1
Building: 100 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: Not indicated

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconiesexternal staircase

Score Breakdown

ROI
18.27
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
4
Rental Demand
4.86
Payback Speed
4
STR Suitability
4

Description

Exclusive 2-bedroom apartment with sea view in Meia Praia PRICE NON-NEGOTIABLE IMI +/- €325.00 Condominium: €46.00 monthly 2-bedroom apartment with 100m², located in the Quinta dos Pinheiros urbanization, in a quiet area of Meia Praia, in Lagos, about a 15-minute walk from the beach. The property is in good conditio

Location

📍 37.1189°N, 8.6561°W

· Lagos, Algarve, Portugal

View on Idealista.pt
T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos
Idealista.pt
Source verified

T2 flat in Rua Luís de Stau Monteiro, Meia Praia, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1965
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
100 m²
True net yield
5.1%
≈ $3,514/mo net after costs & tax
Brixfox Score 65 · B

Property details

Year built: 2000
Energy: Not indicated
Condition: good

Description

Exclusive 2-bedroom apartment with sea view in Meia Praia PRICE NON-NEGOTIABLE IMI +/- €325.00 Condominium: €46.00 monthly 2-bedroom apartment with 100m², located in the Quinta dos Pinheiros urbanization, in a quiet area of Meia Praia, in Lagos, about a 15-minute walk from the beach. The property is in good conditio

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

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Nightly Rate (ADR)
$320/night
50% ($147)Brixfox estimate($320/night)200% ($588)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$27,332
Airbnb data$320/night · 49% occupancy
Rental income
$320/night · 49% occ.
$52,562
Running costs (20%)
Utilities, cleaning, maintenance
-$10,512
Income tax (10%)
Indonesian rental income tax
-$14,717
Property tax
Annual property tax
-$0
Net income
6.4% ROI
$27,332

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

5.1%

on all-in cost of $481,135

Scenario
Pre-tax
After-tax
Owner-managed
8.8%
7.8%
Fully-managed
6.0%
5.1%
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

10.9%

Annual Revenue

$52,562

Income Tax / yr

$4,599

Payback

20 yrs

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$8,696
All-in cost$481,135

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.8M$2.1M$1.4M$712K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 14: 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
$481K
+22%
Rental Income
+$134K
Total Position
$614K
+55%
9.2%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$288K
Total Position
$873K
+121%
8.3%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$676K
Total Position
$1.5M
+290%
7.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.2M
Total Position
$2.5M
+527%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$294 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 $294 — 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 49% — 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.
5.7%
$2,042/mo
40% occ.
7.6%
$2,723/mo
49% occ.
9.3%
$3,311/mo
current
59% occ.
11.2%
$3,992/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
$429,348
5.1%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.