T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos
T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 2T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 3T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 4T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 5
Grade B+apartmentmid-range

T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€350,000

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

52%

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: €34,211/yr
Average Daily Rate: €180
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 20.7 years
5-yr Capital Value: €405,746
10-yr Capital Value: €470,371
Brixfox Score: 69.1 / 100
Comparable Properties: 94
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.

€397,930

+13.7% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 60 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,300
(€1,800–€4,800)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€397,930

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.6%

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: 1
Bathrooms: 1
Building: 60 m²
Style: contemporary
Condition: good
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

coastal-proximityexpansive-landscape-views

Score Breakdown

ROI
17.46
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
3.2
Rental Demand
5.22
Payback Speed
3
STR Suitability
4

Description

1-bedroom apartment with 60 m² of gross area, a 25 m² balcony, one parking space, shared swimming pool, and storage room, in Encosta da Marina de Lagos, in Lagos, Algarve. The apartment comprises a living room, equipped kitchen, one bedroom, and a bathroom. The spacious balcony, accessible from all rooms, ensures exce

Location

📍 37.1125°N, 8.6719°W

· Lagos, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos
Idealista.pt
Source verified

T1 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-1793
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
60 m²
True net yield
4.8%
≈ $3,013/mo net after costs & tax
Brixfox Score 69 · B+

Property details

Energy: B-
Condition: good

Description

1-bedroom apartment with 60 m² of gross area, a 25 m² balcony, one parking space, shared swimming pool, and storage room, in Encosta da Marina de Lagos, in Lagos, Algarve. The apartment comprises a living room, equipped kitchen, one bedroom, and a bathroom. The spacious balcony, accessible from all rooms, ensures exce

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.

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Nightly Rate (ADR)
$259/night
50% ($119)Brixfox estimate($259/night)200% ($476)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$23,697
Airbnb data$259/night · 52% occupancy
Rental income
$259/night · 52% occ.
$45,572
Running costs (20%)
Utilities, cleaning, maintenance
-$9,114
Income tax (10%)
Indonesian rental income tax
-$12,760
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$23,697

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

Approx. location

Net Yield · Fully-Managed · After Tax

4.8%

on all-in cost of $427,560

Scenario
Pre-tax
After-tax
Owner-managed
8.5%
7.5%
Fully-managed
5.8%
4.8%
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

10.7%

Annual Revenue

$45,572

Income Tax / yr

$3,988

Payback

21 yrs

True All-In Cost
Asking price$380,435
IMT — transfer tax (non-resident 7.5%)$28,533
Stamp duty (0.8%)$3,043
Notary + registry$2,174
Legal$4,679
Furnishing + STR launch$8,696
All-in cost$427,560

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$2.5M$1.9M$1.2M$625K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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
$426K
+22%
Rental Income
+$116K
Total Position
$542K
+55%
9.1%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$250K
Total Position
$768K
+119%
8.2%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$586K
Total Position
$1.4M
+286%
7.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.0M
Total Position
$2.2M
+521%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$238 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 $238 — 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 52% — 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

32% occ.
5.6%
$1,770/mo
42% occ.
7.3%
$2,320/mo
52% occ.
9.1%
$2,871/mo
current
62% occ.
10.8%
$3,422/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
$380,435
4.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.