T2 flat in Pedra Alçada, Lagos Cidade, Lagos
T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 2T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 3T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 4T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Bapartmentmid-range

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€540,000

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

47%

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: €38,275/yr
Average Daily Rate: €223
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 29.2 years
5-yr Capital Value: €626,008
10-yr Capital Value: €725,715
Brixfox Score: 63.1 / 100
Comparable Properties: 94
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€617,030

+14.3% 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 (est. €55/m² × 136 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,480
(€4,080–€10,880)
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)€617,030

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 136 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturesea view

Score Breakdown

ROI
13.01
Visual Appeal
11.2
Ownership Security
13
Location
10.44
Land & Space
4.72
Rental Demand
4.69
Payback Speed
2
STR Suitability
4

Description

Exclusive 2-Bedroom Apartments in the Heart of Lagos - Algarve Live or invest in the vibrant center of Lagos, Algarve! Just a 2-minute walk from Portugal's most iconic beaches - Dona Ana, Camilo, Estudante, and Pinhão - these apartments perfectly blend luxury, comfort, and a prime location. Picture your life with ev

Location

📍 37.1009°N, 8.6835°W

· Lagos, Algarve, Portugal

View on Pró-h Sociedade de mediação imobiliaria, lda →Also on Idealista.pt
T2 flat in Pedra Alçada, Lagos Cidade, Lagos
Idealista.pt
Source verified

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-5435
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
136 m²
True net yield
3.4%
≈ $3,301/mo net after costs & tax
Brixfox Score 63 · B

Property details

Energy: A
Condition: good

Description

Exclusive 2-Bedroom Apartments in the Heart of Lagos - Algarve Live or invest in the vibrant center of Lagos, Algarve! Just a 2-minute walk from Portugal's most iconic beaches - Dona Ana, Camilo, Estudante, and Pinhão - these apartments perfectly blend luxury, comfort, and a prime location. Picture your life with 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)
$321/night
50% ($148)Brixfox estimate($321/night)200% ($591)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$26,510
Airbnb data$321/night · 47% occupancy
Rental income
$321/night · 47% occ.
$50,982
Running costs (20%)
Utilities, cleaning, maintenance
-$10,196
Income tax (10%)
Indonesian rental income tax
-$14,275
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$26,510

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

Exact location

Net Yield · Fully-Managed · After Tax

3.4%

on all-in cost of $653,763

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.1%
3.4%
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

7.8%

Annual Revenue

$50,982

Income Tax / yr

$4,461

Payback

29 yrs

True All-In Cost
Asking price$586,957
IMT — transfer tax (non-resident 7.5%)$44,022
Stamp duty (0.8%)$4,696
Notary + registry$2,174
Legal$7,220
Furnishing + STR launch$8,696
All-in cost$653,763

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.3M$2.5M$1.7M$837K$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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$657K
+22%
Rental Income
+$129K
Total Position
$786K
+46%
7.8%/yr
Year 10
Capital Value
$799K
+48%
Rental Income
+$280K
Total Position
$1.1M
+100%
7.2%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$655K
Total Position
$1.8M
+240%
6.3%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.2M
Total Position
$2.9M
+439%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$296 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 $296 — 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 4.5% is near 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

30% occ.
4.2%
$2,053/mo
40% occ.
5.6%
$2,738/mo
47% occ.
6.6%
$3,212/mo
current
57% occ.
8.0%
$3,896/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
3.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.