T2 flat in Rua do Recanto, 2, Burgau, Luz
T2 flat in Rua do Recanto, 2, Burgau, Luz — image 2T2 flat in Rua do Recanto, 2, Burgau, Luz — image 3T2 flat in Rua do Recanto, 2, Burgau, Luz — image 4T2 flat in Rua do Recanto, 2, Burgau, Luz — image 5
Grade Bapartmentmid-range

T2 flat in Rua do Recanto, 2, Burgau, Luz

Lagos · Western Algarve ·

€565,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

51%

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: €31,354/yr
Average Daily Rate: €168
Payback Period: 22.5 years
5-yr Capital Value: €742,402
10-yr Capital Value: €903,245
Brixfox Score: 59.3 / 100
Comparable Properties: 19
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€639,625

+13.2% over asking

Asking price€565,000
IMT — Property transfer tax (investment schedule)€33,030
IS — Stamp duty (0.8%)€4,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,475
Total acquisition costs€47,275
Renovation€0 — move-in ready
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)€639,625

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 106 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern white facades with wood accentscommunal swimming poolterraced green spaces

Score Breakdown

ROI
14.62
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.12
Rental Demand
5.11
Payback Speed
1
STR Suitability
3

Description

OPPORTUNITY | NEW LUXURY GROUNDLEVEL T2 APARTMENT WITH GARDEN AT BURGAU FOR SALE - LAGOS We present a new 2-bedroom ground-level apartment at the luxury condominium Burgau Sea Gardens. The Burgau Sea Gardens Condo offers contemporary apartments in the coastal village of Burgau, on the western edge of the Algarve. Kno

Location

📍 37.0750°N, 8.7716°W

· Lagos, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua do Recanto, 2, Burgau, Luz

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

Grade B investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$156K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$1,875/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
27.3 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

OPPORTUNITY | NEW LUXURY GROUNDLEVEL T2 APARTMENT WITH GARDEN AT BURGAU FOR SALE - LAGOS We present a new 2-bedroom ground-level apartment at the luxury condominium Burgau Sea Gardens. The Burgau Sea Gardens Condo offers contemporary apartments in the coastal village of Burgau, on the western edge of the Algarve. Kno

Income Breakdown

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Nightly Rate (ADR)
$243/night
50% ($112)Brixfox estimate($243/night)200% ($447)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$22,497
Airbnb data$243/night · 51% occupancy
Rental income
$243/night · 51% occ.
$45,329
Running costs (20%)
Utilities, cleaning, maintenance
-$9,066
Income tax (10%)
Indonesian rental income tax
-$12,692
Property tax
Annual property tax
-$1,075
Net income
3.7% ROI
$22,497

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$614,130
IMT (transfer tax, investment schedule)$35,902
Imposto de Selo (stamp duty)$4,913
Notary & registration$1,359
Legal / due diligence$9,212
Total acquisition costs$51,386
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$695,245

Gross yield (asking)

7.4%

True gross yield (all-in)

6.5%

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.

$3.2M$2.4M$1.6M$810K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $565K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$687K
+22%
Rental Income
+$110K
Total Position
$797K
+41%
7.1%/yr
Year 10
Capital Value
$836K
+48%
Rental Income
+$237K
Total Position
$1.1M
+90%
6.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$556K
Total Position
$1.8M
+218%
5.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$985K
Total Position
$2.8M
+399%
5.5%/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
3.7% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$223 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 $223 — 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 3.7% 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

31% occ.
3.0%
$1,521/mo
41% occ.
4.0%
$2,038/mo
51% occ.
5.0%
$2,555/mo
current
61% occ.
6.0%
$3,072/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.