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T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos
T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos — image 2T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos — image 3T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos — image 4T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€595,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.7 months ago and is currently at 23% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €50,480/yr
Average Daily Rate: €242
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 23.1 years
5-yr Capital Value: €689,768
10-yr Capital Value: €799,630
Brixfox Score: 71.8 / 100
Comparable Properties: 93
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€670,215

+12.6% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€670,215

Gross yield (asking price)

8.5%

True gross yield (all-in)

7.5%

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: 209 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingred ceiling accentoutdoor lounge areaoutdoor dining area

Score Breakdown

ROI
15.99
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
5.72
Payback Speed
3
STR Suitability
4

Description

Bright open plan apartment Welcome to a nice apartment in an exclusive condominium with a high quality standard, located in the center of Lagos on a quiet cul-de-sac. Here you live within easy walking distance of the fantastic Meia Praia beach, the marina and the charming city center, an ideal location for both permane

Location

📍 37.1039°N, 8.6781°W

· Lagos, Algarve, Portugal

Visit Fastighetsbyrån Lagos, Algarve →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
Fastighetsbyrån Lagos, Algarve
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T2 flat in Rua António Simoes Netto, Santo Amaro, Lagos Cidade, Lagos

Lagos · Western Algarve · Ref BF-60577 Source verified · Fastighetsbyrån Lagos, Algarve · listed 2 Jun 2026
Asking price · Freehold
$646,739
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
209 m²
True net yield
4.3%
≈ $4,413/mo net after costs & tax
5-yr total return (net + appreciation)
10.8% / yr avg
Payback in ~23 yrs from rent
Brixfox Score 72 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2019
Energy: A
Condition: excellent

Description

Bright open plan apartment Welcome to a nice apartment in an exclusive condominium with a high quality standard, located in the center of Lagos on a quiet cul-de-sac. Here you live within easy walking distance of the fantastic Meia Praia beach, the marina and the charming city center, an ideal location for both permane

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$342/night
50% ($157)Brixfox estimate($342/night)200% ($629)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$34,379
Airbnb data$342/night · 57% occupancy
Rental income
$342/night · 57% occ.
$66,113
Running costs (20%)
Utilities, cleaning, maintenance
-$13,223
Income tax (10%)
Indonesian rental income tax
-$18,512
Property tax
Annual property tax
-$0
Net income
5.3% ROI
$34,379

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.3%

on all-in cost of $719,243

Scenario
Pre-tax
After-tax
Owner-managed
7.4%
6.6%
Fully-managed
5.1%
4.3%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

9.2%

Annual Revenue

$66,113

Income Tax / yr

$5,785

Payback

23 yrs

True All-In Cost
Asking price$646,739
IMT — transfer tax (non-resident 7.5%)$48,505
Stamp duty (0.8%)$5,174
Notary + registry$2,174
Legal$7,955
Furnishing + STR launch$8,696
All-in cost$719,243

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.9M$3.0M$2.0M$987K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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
$724K
+22%
Rental Income
+$168K
Total Position
$892K
+50%
8.4%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$363K
Total Position
$1.2M
+109%
7.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$850K
Total Position
$2.2M
+262%
6.6%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.5M
Total Position
$3.4M
+477%
6.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.3% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$315 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 $315 — 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 57% — 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

37% occ.
5.0%
$2,709/mo
47% occ.
6.4%
$3,437/mo
57% occ.
7.7%
$4,165/mo
current
67% occ.
9.1%
$4,893/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. Market factors in Portugal may impact actual yields.