T2 flat in Pedra Alçada, Lagos Cidade, Lagos
T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 2T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 3T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 4T2 flat in Pedra Alçada, Lagos Cidade, Lagos — image 5
Grade Bapartmentluxury

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€580,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €42,519/yr
Average Daily Rate: €197
Payback Period: 27.5 years
5-yr Capital Value: €672,379
10-yr Capital Value: €779,472
Brixfox Score: 63.9 / 100
Comparable Properties: 89
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.

€668,770

+15.3% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€668,770

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.4%

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: 143 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble-effect-flooringrecessed-ceiling-lightinglarge-sliding-glass-doorsbalcony-with-pergola

Score Breakdown

ROI
13.74
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.86
Rental Demand
5.9
Payback Speed
2
STR Suitability
4

Description

This new apartment complex built in a traditional Portuguese style combined with modern and clean interior design is perfectly located close to all amenities and beaches in the city. The 2 bedroom apartment consists of an open plan living area, fully equipped kitchen with high standard appliances and quality finishes

Location

📍 37.1002°N, 8.6842°W

· Lagos, Algarve, Portugal

View on ten Hoopen Realty →Also on Idealista.pt
T2 flat in Pedra Alçada, Lagos Cidade, Lagos
Idealista.pt
Source verified

T2 flat in Pedra Alçada, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-946
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
143 m²
True net yield
3.6%
≈ $3,704/mo net after costs & tax
Brixfox Score 64 · B

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

This new apartment complex built in a traditional Portuguese style combined with modern and clean interior design is perfectly located close to all amenities and beaches in the city. The 2 bedroom apartment consists of an open plan living area, fully equipped kitchen with high standard appliances and quality finishes

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)
$284/night
50% ($131)Brixfox estimate($284/night)200% ($523)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$29,448
Airbnb data$284/night · 59% occupancy
Rental income
$284/night · 59% occ.
$56,630
Running costs (20%)
Utilities, cleaning, maintenance
-$11,326
Income tax (10%)
Indonesian rental income tax
-$15,857
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$29,448

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

3.6%

on all-in cost of $701,385

Scenario
Pre-tax
After-tax
Owner-managed
6.3%
5.6%
Fully-managed
4.3%
3.6%
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

8.1%

Annual Revenue

$56,630

Income Tax / yr

$4,955

Payback

27 yrs

True All-In Cost
Asking price$630,435
IMT — transfer tax (non-resident 7.5%)$47,283
Stamp duty (0.8%)$5,043
Notary + registry$2,174
Legal$7,754
Furnishing + STR launch$8,696
All-in cost$701,385

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.6M$2.7M$1.8M$911K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 17: 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
$706K
+22%
Rental Income
+$144K
Total Position
$849K
+46%
7.9%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$311K
Total Position
$1.2M
+102%
7.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$728K
Total Position
$2.0M
+245%
6.4%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.3M
Total Position
$3.2M
+447%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$261 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $261 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

39% occ.
4.5%
$2,358/mo
49% occ.
5.6%
$2,963/mo
59% occ.
6.8%
$3,568/mo
current
69% occ.
7.9%
$4,173/mo

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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.

Asking price · Freehold
$630,435
3.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.