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 ·

€490,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

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: €34,771/yr
Average Daily Rate: €192
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 17.6 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 61.5 / 100
Comparable Properties: 71
Data Confidence: 88%
Search Radius: 2 km

True Investment Cost

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

€564,600

+15.2% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
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)€564,600

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.2%

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: 140 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

resort-style complexpalm-lined pool areawooden walkway to beach/nature

Score Breakdown

ROI
16.55
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
4.96
Payback Speed
2
STR Suitability
3

Description

2 Bedroom, Ground floor Beach Front Apartment in Tourist complex, Meia Praia, Lagos •Easter promotion until 30th April •Apartment construction area 140m² •Year of Construction 1999 •2 Bedrooms, 2 Bathrooms •Private Parking Space included •Communal Pool, beautiful communal gardens •In-house Rental Investment Property •

Location

📍 37.1148°N, 8.6539°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
140 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$135K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$2,106/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
21.1 yr
Rental only

Property details

Year built: 1999
Energy: C
Condition: good

Description

2 Bedroom, Ground floor Beach Front Apartment in Tourist complex, Meia Praia, Lagos •Easter promotion until 30th April •Apartment construction area 140m² •Year of Construction 1999 •2 Bedrooms, 2 Bathrooms •Private Parking Space included •Communal Pool, beautiful communal gardens •In-house Rental Investment Property •

Income Breakdown

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Nightly Rate (ADR)
$278/night
50% ($128)Brixfox estimate($278/night)200% ($512)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$25,270
Airbnb data$278/night · 50% occupancy
Rental income
$278/night · 50% occ.
$50,388
Running costs (20%)
Utilities, cleaning, maintenance
-$10,078
Income tax (10%)
Indonesian rental income tax
-$14,109
Property tax
Annual property tax
-$932
Net income
4.7% ROI
$25,270

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,370
($4,565–$12,174)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$613,696

Gross yield (asking)

9.5%

True gross yield (all-in)

8.2%

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.

$3.1M$2.3M$1.5M$775K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 17: 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
$596K
+22%
Rental Income
+$123K
Total Position
$720K
+47%
8.0%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$267K
Total Position
$992K
+102%
7.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$625K
Total Position
$1.7M
+247%
6.4%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.1M
Total Position
$2.7M
+450%
5.8%/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
4.7% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$256 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 $256 — 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 4.7% 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

30% occ.
3.8%
$1,699/mo
40% occ.
5.2%
$2,291/mo
50% occ.
6.4%
$2,861/mo
current
60% occ.
7.8%
$3,453/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.