T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos
T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos — image 2T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos — image 3T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos — image 4T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€430,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €38,670/yr
Average Daily Rate: €201
Payback Period: 13.7 years
5-yr Capital Value: €565,014
10-yr Capital Value: €687,425
Brixfox Score: 68.2 / 100
Comparable Properties: 94
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.

€495,040

+15.1% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
Renovation (est. €55/m² × 124 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,820
(€3,720–€9,920)
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)€495,040

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.8%

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: 124 m²
Style: contemporary
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with seating areabuilt-in barbecue on balcony

Score Breakdown

ROI
19.01
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.48
Rental Demand
5.26
Payback Speed
3
STR Suitability
3

Description

Apartment with 2 bedrooms in Lagos: 124 m² total area – Near the Marina SPACE DISTRIBUTION • Total usable area: 124 m² • Interior living area: 99 m² • Exterior area (terraces): 12.5 m² • Private garage: 12.5 m² (extra-large space) PROPERTY HIGHLIGHTS Prime beachfront location: Located on Rua Conde de Lippe, this proper

Location

📍 37.1130°N, 8.6700°W

· Lagos, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Rua Conde Lippe, 28 C, Marina de Lagos, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$119K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$2,386/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
16.3 yr
Rental only

Property details

Energy: C
Condition: good

Description

Apartment with 2 bedrooms in Lagos: 124 m² total area – Near the Marina SPACE DISTRIBUTION • Total usable area: 124 m² • Interior living area: 99 m² • Exterior area (terraces): 12.5 m² • Private garage: 12.5 m² (extra-large space) PROPERTY HIGHLIGHTS Prime beachfront location: Located on Rua Conde de Lippe, this proper

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$295/night
50% ($136)Brixfox estimate($295/night)200% ($542)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$28,630
Airbnb data$295/night · 53% occupancy
Rental income
$295/night · 53% 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
-$818
Net income
6.1% ROI
$28,630

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$467,391
IMT (transfer tax, investment schedule)$24,163
Imposto de Selo (stamp duty)$3,739
Notary & registration$1,359
Legal / due diligence$7,011
Total acquisition costs$36,272
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,413
($4,043–$10,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$538,087

Gross yield (asking)

12.1%

True gross yield (all-in)

10.5%

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.

$3.0M$2.3M$1.5M$761K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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 14: 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
$523K
+22%
Rental Income
+$140K
Total Position
$663K
+54%
9.0%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$302K
Total Position
$938K
+118%
8.1%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$708K
Total Position
$1.6M
+284%
7.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.6M
+516%
6.2%/yr

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.1% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$271 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 $271 — 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.
5.1%
$1,980/mo
43% occ.
6.7%
$2,608/mo
53% occ.
8.3%
$3,235/mo
current
63% occ.
9.9%
$3,863/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.