T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos
T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos — image 2T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos — image 3T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos — image 4T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€325,000

Asking Price (EUR)

7.7%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

63%

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: €44,861/yr
Average Daily Rate: €195
Payback Period: 9.0 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 75 / 100
Comparable Properties: 91
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€377,355

+16.1% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 90 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,950
(€2,700–€7,200)
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)€377,355

Gross yield (asking price)

13.8%

True gross yield (all-in)

11.9%

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: 1
Building: 90 m²
Style: contemporary
Condition: good
Year Built: 1994
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with outdoor seatingopen-plan living and dining area

Score Breakdown

ROI
24.46
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
3.8
Rental Demand
6.3
Payback Speed
4
STR Suitability
3

Description

This beautifully presented two-bedroom apartment with sea views is ideally located 10 minutes walk from Lagos town centre. Situated on the 4th floor of a well-maintained 6 storey building, the property enjoys lovely outdoor space and stunning coastal scenery. The apartment opens into a welcoming entrance hall that lea

Location

📍 37.0995°N, 8.6788°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Brigadeiro Costa Franco, Ameijeira, Lagos Cidade, Lagos

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

Grade A investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeA
Brixfox Intelligence
75AExcellent
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$90K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$2,761/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
10.7 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

This beautifully presented two-bedroom apartment with sea views is ideally located 10 minutes walk from Lagos town centre. Situated on the 4th floor of a well-maintained 6 storey building, the property enjoys lovely outdoor space and stunning coastal scenery. The apartment opens into a welcoming entrance hall that lea

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($130)Brixfox estimate($282/night)200% ($519)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$33,134
Airbnb data$282/night · 63% occupancy
Rental income
$282/night · 63% occ.
$64,908
Running costs (20%)
Utilities, cleaning, maintenance
-$12,982
Income tax (10%)
Indonesian rental income tax
-$18,174
Property tax
Annual property tax
-$618
Net income
9.4% ROI
$33,134

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,380
($2,935–$7,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$410,168

Gross yield (asking)

18.4%

True gross yield (all-in)

15.8%

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.

$2.9M$2.2M$1.4M$720K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$162K
Total Position
$557K
+71%
11.4%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$349K
Total Position
$831K
+156%
9.8%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$819K
Total Position
$1.5M
+371%
8.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.5M
Total Position
$2.5M
+671%
7.0%/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
9.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$260 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $260 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

43% occ.
8.6%
$2,534/mo
53% occ.
10.6%
$3,134/mo
63% occ.
12.7%
$3,735/mo
current
73% occ.
14.7%
$4,335/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.