T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos
T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos — image 2T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos — image 3T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos — image 4T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade B+apartmentbudget

T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€270,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €46,853/yr
Average Daily Rate: €261
Payback Period: 7.2 years
5-yr Capital Value: €354,776
10-yr Capital Value: €431,639
Brixfox Score: 70.5 / 100
Comparable Properties: 13
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€387,407

+43.5% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €900/m² × 85 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€76,500
(€59,500–€93,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€23,550
All-in investment (incl. renovation & furnishing)€387,407

Gross yield (asking price)

17.4%

True gross yield (all-in)

12.1%

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: 4
Bathrooms: 2
Building: 85 m²
Style: dated
Condition: needs-renovation
Year Built: 1988
Energy Certificate: E
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
5.4
Ownership Security
13
Location
10.44
Land & Space
3.7
Rental Demand
4.92
Payback Speed
5
STR Suitability
3

Description

We present this T4 apartment, located on the 3rd floor of a building without an elevator, built in the mid-80s and located in São Gonçalo de Lagos. The property consists of four bedrooms, two bathrooms, a functional kitchen, and a spacious living room, offering a balanced layout and plenty of space for a family or for

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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Lagos / Western Algarve

T4 flat in Rua Professor Joaquim Alberto Taquelim, Santo Amaro, Lagos Cidade, Lagos

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
85 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 11.8% net return annually.

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The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+17.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$75K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.8%
$2,891/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.5 yr
Rental only

Property details

Year built: 1988
Energy: E
Condition: needs-renovation

Description

We present this T4 apartment, located on the 3rd floor of a building without an elevator, built in the mid-80s and located in São Gonçalo de Lagos. The property consists of four bedrooms, two bathrooms, a functional kitchen, and a spacious living room, offering a balanced layout and plenty of space for a family or for

Income Breakdown

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Nightly Rate (ADR)
$377/night
50% ($173)Brixfox estimate($377/night)200% ($694)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$34,697
Airbnb data$377/night · 49% occupancy
Rental income
$377/night · 49% occ.
$67,713
Running costs (20%)
Utilities, cleaning, maintenance
-$13,543
Income tax (10%)
Indonesian rental income tax
-$18,960
Property tax
Annual property tax
-$514
Net income
11.8% ROI
$34,697

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$293,478
IMT (transfer tax, investment schedule)$10,758
Imposto de Selo (stamp duty)$2,348
Notary & registration$1,359
Legal / due diligence$4,402
Total acquisition costs$18,866
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$83,152
($64,674–$101,630)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$421,095

Gross yield (asking)

23.1%

True gross yield (all-in)

16.1%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.8M$2.1M$1.4M$688K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$328K
+22%
Rental Income
+$169K
Total Position
$498K
+84%
13.0%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$366K
Total Position
$766K
+184%
11.0%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$858K
Total Position
$1.4M
+437%
8.8%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$1.5M
Total Position
$2.4M
+787%
7.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.8% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$347 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.8% — outperforms most villas in this market
Premium nightly rate of $347 — 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.
9.7%
$2,365/mo
40% occ.
13.0%
$3,167/mo
49% occ.
16.0%
$3,907/mo
current
59% occ.
19.3%
$4,710/mo

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.