T2 flat in Rua Maria José Rijo, Burgau, Luz
T2 flat in Rua Maria José Rijo, Burgau, Luz — image 2T2 flat in Rua Maria José Rijo, Burgau, Luz — image 3T2 flat in Rua Maria José Rijo, Burgau, Luz — image 4T2 flat in Rua Maria José Rijo, Burgau, Luz — image 5
Grade Bapartmentmid-range

T2 flat in Rua Maria José Rijo, Burgau, Luz

Lagos · Western Algarve ·

€390,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

50%

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: €29,577/yr
Average Daily Rate: €161
Payback Period: 16.4 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 63 / 100
Comparable Properties: 17
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€453,255

+16.2% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
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)€453,255

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.5%

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: 121 m²
Style: contemporary
Condition: good
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal swimming poolprivate outdoor terracefireplace

Score Breakdown

ROI
17.15
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.42
Rental Demand
5.02
Payback Speed
2
STR Suitability
3

Description

Located in Burgau, this two-bedroom apartment offers a rare luxury: an exclusive 75sqm terrace — a truly exceptional outdoor space overlooking the countryside that completely transforms the way you experience your home. Here, you’re not just buying an apartment — you’re gaining a private outdoor area where you can crea

Location

📍 37.0771°N, 8.7762°W

· Lagos, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Maria José Rijo, Burgau, Luz

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

Grade B investment — short-term rental yields 5.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$108K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.1%
$1,795/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.7 yr
Rental only

Property details

Energy: B-
Condition: good

Description

Located in Burgau, this two-bedroom apartment offers a rare luxury: an exclusive 75sqm terrace — a truly exceptional outdoor space overlooking the countryside that completely transforms the way you experience your home. Here, you’re not just buying an apartment — you’re gaining a private outdoor area where you can crea

Income Breakdown

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Nightly Rate (ADR)
$234/night
50% ($108)Brixfox estimate($234/night)200% ($430)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$21,544
Airbnb data$234/night · 50% occupancy
Rental income
$234/night · 50% occ.
$42,858
Running costs (20%)
Utilities, cleaning, maintenance
-$8,572
Income tax (10%)
Indonesian rental income tax
-$12,000
Property tax
Annual property tax
-$742
Net income
5.1% ROI
$21,544

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$492,668

Gross yield (asking)

10.1%

True gross yield (all-in)

8.7%

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.

$2.5M$1.9M$1.3M$635K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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
$474K
+22%
Rental Income
+$105K
Total Position
$580K
+49%
8.3%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$227K
Total Position
$805K
+106%
7.5%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$533K
Total Position
$1.4M
+256%
6.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$943K
Total Position
$2.2M
+466%
5.9%/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
5.1% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$215 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $215 — 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 50% — 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.
4.1%
$1,443/mo
40% occ.
5.5%
$1,940/mo
50% occ.
6.9%
$2,438/mo
current
60% occ.
8.3%
$2,936/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.