T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos
T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos — image 2T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos — image 3T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos — image 4T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos — image 5
Grade B+apartmentbudget

T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos

Lagos · Western Algarve ·

€305,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.9%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

53%

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: €37,810/yr
Average Daily Rate: €194
Payback Period: 10.1 years
5-yr Capital Value: €400,765
10-yr Capital Value: €487,592
Brixfox Score: 73.4 / 100
Comparable Properties: 39
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€349,337

+14.5% over asking

Asking price€305,000
IMT — Property transfer tax (investment schedule)€12,347
IS — Stamp duty (0.8%)€2,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,575
Total acquisition costs€20,612
Renovation (est. €55/m² × 125 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,875
(€3,750–€10,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€349,337

Gross yield (asking price)

12.4%

True gross yield (all-in)

10.8%

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: 125 m²
Style: dated
Condition: good
Year Built: 2003
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tray ceilings with recessed lighting

Score Breakdown

ROI
23.09
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.5
Rental Demand
5.33
Payback Speed
4
STR Suitability
3

Description

This 2 bedroom flat in Lagos, in the Chinicato area, is the ideal choice for those looking for comfort, tranquillity and quality of life. Inserted in a very quiet and residential area, it stands out for its good areas, excellent distribution of spaces and unobstructed views of the mountains, providing a calm and pleasa

Location

📍 37.1294°N, 8.6758°W

· Lagos, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua das Gaivotas, Chinicato - Sargaçal, Lagos

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

Grade B+ investment — short-term rental yields 8.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+13.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$84K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.4%
$2,326/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
11.9 yr
Rental only

Property details

Year built: 2003
Energy: C
Condition: good

Description

This 2 bedroom flat in Lagos, in the Chinicato area, is the ideal choice for those looking for comfort, tranquillity and quality of life. Inserted in a very quiet and residential area, it stands out for its good areas, excellent distribution of spaces and unobstructed views of the mountains, providing a calm and pleasa

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($130)Brixfox estimate($282/night)200% ($518)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$27,910
Airbnb data$282/night · 53% occupancy
Rental income
$282/night · 53% occ.
$54,788
Running costs (20%)
Utilities, cleaning, maintenance
-$10,958
Income tax (10%)
Indonesian rental income tax
-$15,341
Property tax
Annual property tax
-$580
Net income
8.4% ROI
$27,910

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$331,522
IMT (transfer tax, investment schedule)$13,421
Imposto de Selo (stamp duty)$2,652
Notary & registration$1,359
Legal / due diligence$4,973
Total acquisition costs$22,404
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,473
($4,076–$10,870)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$379,714

Gross yield (asking)

16.5%

True gross yield (all-in)

14.4%

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.

$2.5M$1.9M$1.3M$636K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $305K
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
$371K
+22%
Rental Income
+$136K
Total Position
$507K
+66%
10.7%/yr
Year 10
Capital Value
$451K
+48%
Rental Income
+$294K
Total Position
$746K
+145%
9.4%/yr
Year 20
Capital Value
$668K
+119%
Rental Income
+$690K
Total Position
$1.4M
+345%
7.8%/yr
Year 30
Capital Value
$989K
+224%
Rental Income
+$1.2M
Total Position
$2.2M
+625%
6.8%/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
Strong
8.4% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$259 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $259 — 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 53% — 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

33% occ.
7.1%
$1,948/mo
43% occ.
9.2%
$2,548/mo
53% occ.
11.4%
$3,148/mo
current
63% occ.
13.6%
$3,747/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.