T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos
T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos — image 2T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos — image 3T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos — image 4T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€475,000

Asking Price (EUR)

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

65%

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: €60,694/yr
Average Daily Rate: €257
Payback Period: 9.8 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 74.2 / 100
Comparable Properties: 93
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€545,635

+14.9% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 96 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,280
(€2,880–€7,680)
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)€545,635

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.1%

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: 96 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolmultiple private balconieslush palm tree landscaping

Score Breakdown

ROI
23.57
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.92
Rental Demand
6.48
Payback Speed
4
STR Suitability
3

Description

Luxury two bedroom apartment with south facing garden and pool views at Belmar Spa & Beach Resort, close to the beach at Porto de Mós. This modern apartment is fully furnished to a very high standard with integrated kitchen appliances, underfloor heating throughout, electric shutters and a large balcony. The resort f

Location

📍 37.0866°N, 8.6852°W

· Lagos, Algarve, Portugal

View on Casas do Barlavento →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat, Belmar Spa & Beach Resort, Estrada de Porto de Mós, Nn, Porto de Mós, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 8.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$131K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.7%
$3,736/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.5 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

Luxury two bedroom apartment with south facing garden and pool views at Belmar Spa & Beach Resort, close to the beach at Porto de Mós. This modern apartment is fully furnished to a very high standard with integrated kitchen appliances, underfloor heating throughout, electric shutters and a large balcony. The resort f

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$372/night
50% ($171)Brixfox estimate($372/night)200% ($685)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$44,829
Airbnb data$372/night · 65% occupancy
Rental income
$372/night · 65% occ.
$87,948
Running costs (20%)
Utilities, cleaning, maintenance
-$17,590
Income tax (10%)
Indonesian rental income tax
-$24,625
Property tax
Annual property tax
-$904
Net income
8.7% ROI
$44,829

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,739
($3,130–$8,348)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$593,082

Gross yield (asking)

17.0%

True gross yield (all-in)

14.8%

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.

$4.0M$3.0M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$219K
Total Position
$797K
+68%
10.9%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$473K
Total Position
$1.2M
+148%
9.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.1M
Total Position
$2.1M
+352%
7.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$2.0M
Total Position
$3.5M
+637%
6.9%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.7% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$342 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

High rental yield at 8.7% — outperforms most villas in this market
Premium nightly rate of $342 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
8.1%
$3,471/mo
55% occ.
9.9%
$4,263/mo
65% occ.
11.7%
$5,055/mo
current
75% occ.
13.6%
$5,847/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.