House, Meia-Praia, Meia Praia, Lagos
House, Meia-Praia, Meia Praia, Lagos — image 2House, Meia-Praia, Meia Praia, Lagos — image 3House, Meia-Praia, Meia Praia, Lagos — image 4House, Meia-Praia, Meia Praia, Lagos — image 5
Grade Bvillamid-range

House, Meia-Praia, Meia Praia, Lagos

Lagos · Western Algarve ·

€1.1M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

36%

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: €27,515/yr
Average Daily Rate: €212
Payback Period: 49.8 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 61.2 / 100
Comparable Properties: 18
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.

€1.2M

+11.7% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation (est. €55/m² × 164 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,020
(€4,920–€13,120)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

2.5%

True gross yield (all-in)

2.2%

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: 1
Building: 164 m²
Land: 640 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

proximity-to-beachtraditional-algarve-architecturecobblestone-driveway

Score Breakdown

ROI
9.88
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.56
Payback Speed
0
STR Suitability
3

Description

Discover the charm of living just steps from the sea! This unique property, situated opposite the stunning Meia Praia beach, combines a privileged location, generous land, and enormous renovation potential – the perfect opportunity to create your dream home or a profitable investment. In addition to two comfortable be

Location

📍 37.1200°N, 8.6483°W

· Lagos, Algarve, Portugal

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

House, Meia-Praia, Meia Praia, Lagos

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
164 m²
Land Plot
640 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$304K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.6%
$1,553/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
64.1 yr
Rental only

Property details

Energy: E
Condition: good

Description

Discover the charm of living just steps from the sea! This unique property, situated opposite the stunning Meia Praia beach, combines a privileged location, generous land, and enormous renovation potential – the perfect opportunity to create your dream home or a profitable investment. In addition to two comfortable be

Income Breakdown

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Nightly Rate (ADR)
$307/night
50% ($141)Brixfox estimate($307/night)200% ($565)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$18,639
Airbnb data$307/night · 36% occupancy
Rental income
$307/night · 36% occ.
$39,867
Running costs (20%)
Utilities, cleaning, maintenance
-$7,973
Income tax (10%)
Indonesian rental income tax
-$11,163
Property tax
Annual property tax
-$2,092
Net income
1.6% ROI
$18,639

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,804
($5,348–$14,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$1,333,065

Gross yield (asking)

3.3%

True gross yield (all-in)

3.0%

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.

$5.0M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$91K
Total Position
$1.4M
+30%
5.4%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$197K
Total Position
$1.8M
+66%
5.2%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$461K
Total Position
$2.9M
+161%
4.9%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$816K
Total Position
$4.4M
+299%
4.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.6% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
640 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $283 — positioned in the top tier
Generous 640 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.6% is below 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.
1.8%
$1,788/mo
40% occ.
2.5%
$2,442/mo
36% occ.
2.2%
$2,151/mo
current
46% occ.
2.8%
$2,805/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.