T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos
T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 2T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 3T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 4T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€372,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €38,971/yr
Average Daily Rate: €199
Payback Period: 11.9 years
5-yr Capital Value: €488,802
10-yr Capital Value: €594,703
Brixfox Score: 71.3 / 100
Comparable Properties: 93
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€431,891

+16.1% over asking

Asking price€372,000
IMT — Property transfer tax (investment schedule)€17,590
IS — Stamp duty (0.8%)€2,976
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,580
Total acquisition costs€27,396
Renovation (est. €55/m² × 139 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,645
(€4,170–€11,120)
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)€431,891

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.0%

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: 139 m²
Style: contemporary
Condition: good
Year Built: 1998
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marina viewsproximity to ocean

Score Breakdown

ROI
20.69
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.78
Rental Demand
5.37
Payback Speed
4
STR Suitability
3

Description

Welcome to a pleasant and well-planned two-bedroom apartment, located in the popular Marina Sol area of Lagos. Here you live in a quiet and family-friendly area with proximity to both the city's lively atmosphere and the Algarve's stunning coast. The property offers a bright and inviting floor plan where a spacious li

Location

📍 37.1084°N, 8.6813°W

· Lagos, Algarve, Portugal

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Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Palos de La Frontera, Cerro das Mós - Parque do Moínho - São João, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$103K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,383/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Year built: 1998
Energy: C
Condition: good

Description

Welcome to a pleasant and well-planned two-bedroom apartment, located in the popular Marina Sol area of Lagos. Here you live in a quiet and family-friendly area with proximity to both the city's lively atmosphere and the Algarve's stunning coast. The property offers a bright and inviting floor plan where a spacious li

Income Breakdown

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Nightly Rate (ADR)
$287/night
50% ($132)Brixfox estimate($287/night)200% ($529)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$28,592
Airbnb data$287/night · 54% occupancy
Rental income
$287/night · 54% occ.
$56,345
Running costs (20%)
Utilities, cleaning, maintenance
-$11,269
Income tax (10%)
Indonesian rental income tax
-$15,776
Property tax
Annual property tax
-$708
Net income
7.1% ROI
$28,592

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$404,348
IMT (transfer tax, investment schedule)$19,120
Imposto de Selo (stamp duty)$3,235
Notary & registration$1,359
Legal / due diligence$6,065
Total acquisition costs$29,778
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,310
($4,533–$12,087)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$469,447

Gross yield (asking)

13.9%

True gross yield (all-in)

12.0%

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.

$2.8M$2.1M$1.4M$707K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $372K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$453K
+22%
Rental Income
+$140K
Total Position
$592K
+59%
9.7%/yr
Year 10
Capital Value
$551K
+48%
Rental Income
+$302K
Total Position
$852K
+129%
8.6%/yr
Year 20
Capital Value
$815K
+119%
Rental Income
+$707K
Total Position
$1.5M
+309%
7.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+561%
6.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$264 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 $264 — 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 54% — 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

34% occ.
5.9%
$2,004/mo
44% occ.
7.8%
$2,616/mo
54% occ.
9.6%
$3,228/mo
current
64% occ.
11.4%
$3,840/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.