T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos
T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos — image 2T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos — image 3T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos — image 4T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€490,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,196/yr
Average Daily Rate: €198
Payback Period: 15.7 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 66.7 / 100
Comparable Properties: 93
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€561,055

+14.5% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
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)€561,055

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 121 m²
Style: contemporary
Condition: good
Year Built: 1996
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass-enclosed-balconysea-view

Score Breakdown

ROI
17.58
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.42
Rental Demand
5.3
Payback Speed
3
STR Suitability
3

Description

Magnificent 2-Bedroom Apartment with very generous areas, featuring a fantastic living room and balconies offering breathtaking amphitheatre views over the stunning Meia Praia bay in Lagos. Prime location, only 5 minute walk away, from Lagos Marina. The apartment consists of a bright and welcoming living room with ac

Location

📍 37.1143°N, 8.6680°W

· Lagos, Algarve, Portugal

View on Nuno Franco Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Conde Lippe, Marina de Lagos, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$135K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$2,364/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.8 yr
Rental only

Property details

Year built: 1996
Energy: D
Condition: good

Description

Magnificent 2-Bedroom Apartment with very generous areas, featuring a fantastic living room and balconies offering breathtaking amphitheatre views over the stunning Meia Praia bay in Lagos. Prime location, only 5 minute walk away, from Lagos Marina. The apartment consists of a bright and welcoming living room with ac

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($536)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$28,369
Airbnb data$291/night · 53% occupancy
Rental income
$291/night · 53% occ.
$56,349
Running costs (20%)
Utilities, cleaning, maintenance
-$11,270
Income tax (10%)
Indonesian rental income tax
-$15,778
Property tax
Annual property tax
-$932
Net income
5.3% ROI
$28,369

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$609,842

Gross yield (asking)

10.6%

True gross yield (all-in)

9.2%

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.

$3.3M$2.4M$1.6M$814K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 16: 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
$596K
+22%
Rental Income
+$139K
Total Position
$735K
+50%
8.4%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$299K
Total Position
$1.0M
+109%
7.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$701K
Total Position
$1.8M
+262%
6.6%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+478%
6.0%/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
Good
5.3% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$268 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 $268 — 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.
4.4%
$1,968/mo
43% occ.
5.8%
$2,589/mo
53% occ.
7.2%
$3,209/mo
current
63% occ.
8.6%
$3,830/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.