T2 flat in Meia Praia, Lagos
T2 flat in Meia Praia, Lagos — image 2T2 flat in Meia Praia, Lagos — image 3T2 flat in Meia Praia, Lagos — image 4T2 flat in Meia Praia, Lagos — image 5
Grade Bapartmentmid-range

T2 flat in Meia Praia, Lagos

Lagos · Western Algarve ·

€790,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

52%

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: €37,986/yr
Average Daily Rate: €200
Payback Period: 25.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 58.7 / 100
Comparable Properties: 59
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€893,410

+13.1% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €55/m² × 168 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,240
(€5,040–€13,440)
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)€893,410

Gross yield (asking price)

4.8%

True gross yield (all-in)

4.3%

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: 168 m²
Style: dated
Condition: good
Year Built: 1999
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved building facadelarge ocean-view balcony

Score Breakdown

ROI
13.71
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
5.2
Payback Speed
0
STR Suitability
3

Description

2 Bedroom Penthouse Beach Apartment in privileged location with sea view, in Boutique Resort, Lagos • Easter promotion until 30th April • Total area 168m² • 2 bedrooms, 2 bathrooms • Construction year 1999 • Underground parking • Communal pool and resort reception • 300m to the beach • In front of the beach with sever

Location

📍 37.1173°N, 8.6533°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Meia Praia, Lagos

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

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$218K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$2,260/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
31.7 yr
Rental only

Property details

Year built: 1999
Energy: C
Condition: good

Description

2 Bedroom Penthouse Beach Apartment in privileged location with sea view, in Boutique Resort, Lagos • Easter promotion until 30th April • Total area 168m² • 2 bedrooms, 2 bathrooms • Construction year 1999 • Underground parking • Communal pool and resort reception • 300m to the beach • In front of the beach with sever

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$290/night
50% ($133)Brixfox estimate($290/night)200% ($533)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$27,120
Airbnb data$290/night · 52% occupancy
Rental income
$290/night · 52% occ.
$55,043
Running costs (20%)
Utilities, cleaning, maintenance
-$11,009
Income tax (10%)
Indonesian rental income tax
-$15,412
Property tax
Annual property tax
-$1,503
Net income
3.2% ROI
$27,120

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$858,696
IMT (transfer tax, investment schedule)$51,522
Imposto de Selo (stamp duty)$6,870
Notary & registration$1,359
Legal / due diligence$12,880
Total acquisition costs$72,630
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,043
($5,478–$14,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$971,098

Gross yield (asking)

6.4%

True gross yield (all-in)

5.7%

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.

$4.3M$3.2M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$132K
Total Position
$1.1M
+38%
6.7%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$286K
Total Position
$1.5M
+84%
6.3%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$670K
Total Position
$2.4M
+204%
5.7%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.2M
Total Position
$3.7M
+375%
5.3%/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
Average
3.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$267 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 $267 — 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 3.2% 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

32% occ.
2.6%
$1,852/mo
42% occ.
3.4%
$2,469/mo
52% occ.
4.3%
$3,086/mo
current
62% occ.
5.2%
$3,703/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.