T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos
T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos — image 2T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos — image 3T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos — image 4T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade Bapartmentmid-range

T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€430,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

7.1%

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: €34,892/yr
Average Daily Rate: €210
Payback Period: 25.4 years
5-yr Capital Value: €498,488
10-yr Capital Value: €577,884
Brixfox Score: 64.3 / 100
Comparable Properties: 93
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€488,220

+13.5% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
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)€488,220

Gross yield (asking price)

8.1%

True gross yield (all-in)

7.1%

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: 118 m²
Style: contemporary
Condition: excellent
Year Built: 2009
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesmixed facade materials

Score Breakdown

ROI
14.76
Visual Appeal
11.2
Ownership Security
13
Location
10.44
Land & Space
4.36
Rental Demand
4.54
Payback Speed
2
STR Suitability
4

Description

T2 apartment with garage space, closed storage room, and swimming pool. Discover the comfort and practicality of this excellent T2 apartment, with a privileged location in a modern building with an elevator, ideal for those seeking quality of life with all amenities nearby. Apartment furnished and equipped with washi

Location

📍 37.1066°N, 8.6815°W

· Lagos, Algarve, Portugal

View on Idealista.pt
T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos
Idealista.pt
Source verified

T2 flat in Rua Francisco Xavier Ataíde de Oliveira, 34, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-2301
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
118 m²
True net yield
3.9%
≈ $3,031/mo net after costs & tax
Brixfox Score 64 · B

Property details

Year built: 2009
Energy: B-
Condition: excellent

Description

T2 apartment with garage space, closed storage room, and swimming pool. Discover the comfort and practicality of this excellent T2 apartment, with a privileged location in a modern building with an elevator, ideal for those seeking quality of life with all amenities nearby. Apartment furnished and equipped with washi

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)
$303/night
50% ($139)Brixfox estimate($303/night)200% ($557)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$24,169
Airbnb data$303/night · 45% occupancy
Rental income
$303/night · 45% occ.
$46,478
Running costs (20%)
Utilities, cleaning, maintenance
-$9,296
Income tax (10%)
Indonesian rental income tax
-$13,014
Property tax
Annual property tax
-$0
Net income
5.2% ROI
$24,169

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

3.9%

on all-in cost of $522,803

Scenario
Pre-tax
After-tax
Owner-managed
7.0%
6.2%
Fully-managed
4.7%
3.9%
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

8.9%

Annual Revenue

$46,478

Income Tax / yr

$4,067

Payback

25 yrs

True All-In Cost
Asking price$467,391
IMT — transfer tax (non-resident 7.5%)$35,054
Stamp duty (0.8%)$3,739
Notary + registry$2,174
Legal$5,749
Furnishing + STR launch$8,696
All-in cost$522,803

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.8M$2.1M$1.4M$705K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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
$523K
+22%
Rental Income
+$118K
Total Position
$641K
+49%
8.3%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$255K
Total Position
$891K
+107%
7.6%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$597K
Total Position
$1.5M
+258%
6.6%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.1M
Total Position
$2.5M
+470%
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
45% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $279 — 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.
5.0%
$1,934/mo
40% occ.
6.6%
$2,578/mo
45% occ.
7.5%
$2,928/mo
current
55% occ.
9.2%
$3,573/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
$467,391
3.9%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.