T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos
T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos — image 2T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos — image 3T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos — image 4T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€399,000

Asking Price (EUR)

5.7%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.7%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €40,448/yr
Average Daily Rate: €201
Payback Period: 12.3 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 69.6 / 100
Comparable Properties: 91
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.

€463,017

+16.0% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation (est. €55/m² × 118 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,490
(€3,540–€9,440)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€463,017

Gross yield (asking price)

10.1%

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: 2
Building: 118 m²
Style: dated
Condition: good
Year Built: 2006
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal pool areabalcony with street view

Score Breakdown

ROI
20.3
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.36
Rental Demand
5.5
Payback Speed
3
STR Suitability
3

Description

Set within a well-maintained private complex in the heart of Praia da Luz, this charming ground floor two-bedroom apartment enjoys a superb location just a short stroll from the village centre, local amenities, and the beautiful sandy beach. The development features an attractive communal swimming pool surrounded by l

Location

📍 37.1054°N, 8.6768°W

· Lagos, Algarve, Portugal

View on Lagos Algarve Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua do Cemitério, Centro, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+12.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$110K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$2,477/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.6 yr
Rental only

Property details

Year built: 2006
Energy: C
Condition: good

Description

Set within a well-maintained private complex in the heart of Praia da Luz, this charming ground floor two-bedroom apartment enjoys a superb location just a short stroll from the village centre, local amenities, and the beautiful sandy beach. The development features an attractive communal swimming pool surrounded by l

Income Breakdown

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Nightly Rate (ADR)
$292/night
50% ($134)Brixfox estimate($292/night)200% ($537)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$29,718
Airbnb data$292/night · 55% occupancy
Rental income
$292/night · 55% occ.
$58,610
Running costs (20%)
Utilities, cleaning, maintenance
-$11,722
Income tax (10%)
Indonesian rental income tax
-$16,411
Property tax
Annual property tax
-$759
Net income
6.9% ROI
$29,718

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,054
($3,848–$10,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$503,279

Gross yield (asking)

13.5%

True gross yield (all-in)

11.6%

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.

$3.0M$2.2M$1.5M$746K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 13: 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
$485K
+22%
Rental Income
+$145K
Total Position
$631K
+58%
9.6%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$313K
Total Position
$904K
+127%
8.5%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$735K
Total Position
$1.6M
+303%
7.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.6M
+550%
6.4%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$269 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $269 — 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 55% — 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

35% occ.
5.8%
$2,113/mo
45% occ.
7.6%
$2,734/mo
55% occ.
9.3%
$3,356/mo
current
65% occ.
11.0%
$3,977/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.