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

T2 flat in Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€399,000

Asking Price (EUR)

7.8%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

48%

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: €43,739/yr
Average Daily Rate: €250
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 17.4 years
5-yr Capital Value: €462,550
10-yr Capital Value: €536,223
Brixfox Score: 72.1 / 100
Comparable Properties: 95
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€454,027

+13.8% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
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)€454,027

Gross yield (asking price)

11.0%

True gross yield (all-in)

9.6%

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: 2
Bathrooms: 2
Building: 92 m²
Style: contemporary
Condition: excellent
Year Built: 2004
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wooden slatted ceilingbalcony with outdoor dining setsliding glass doors

Score Breakdown

ROI
20.22
Visual Appeal
11.8
Ownership Security
13
Location
10.44
Land & Space
3.84
Rental Demand
4.79
Payback Speed
4
STR Suitability
4

Description

This well-presented 2-bedroom apartment enjoys a prime location within easy walking distance of Lagos Marina and the vibrant town centre. Positioned on the first floor, the property opens into a spacious kitchen that connects effortlessly to a bright open-plan living and dining area. Sliding doors lead out to a west-f

Location

📍 37.1168°N, 8.6692°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
T2 flat in Marina de Lagos, Lagos Cidade, Lagos
Idealista.pt
Source verified

T2 flat in Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve · Freehold · Ref BF-2452
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
92 m²
True net yield
5.7%
≈ $3,944/mo net after costs & tax
Brixfox Score 72 · B+

Property details

Year built: 2004
Energy: C
Condition: excellent

Description

This well-presented 2-bedroom apartment enjoys a prime location within easy walking distance of Lagos Marina and the vibrant town centre. Positioned on the first floor, the property opens into a spacious kitchen that connects effortlessly to a bright open-plan living and dining area. Sliding doors lead out to a west-f

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)
$360/night
50% ($166)Brixfox estimate($360/night)200% ($662)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$30,297
Airbnb data$360/night · 48% occupancy
Rental income
$360/night · 48% occ.
$58,263
Running costs (20%)
Utilities, cleaning, maintenance
-$11,653
Income tax (10%)
Indonesian rental income tax
-$16,314
Property tax
Annual property tax
-$0
Net income
7.0% ROI
$30,297

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

5.7%

on all-in cost of $485,897

Scenario
Pre-tax
After-tax
Owner-managed
9.7%
8.7%
Fully-managed
6.8%
5.7%
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

12.0%

Annual Revenue

$58,263

Income Tax / yr

$5,098

Payback

17 yrs

True All-In Cost
Asking price$433,696
IMT — transfer tax (non-resident 7.5%)$32,527
Stamp duty (0.8%)$3,470
Notary + registry$2,174
Legal$5,335
Furnishing + STR launch$8,696
All-in cost$485,897

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.0M$2.3M$1.5M$753K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 13: 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
$485K
+22%
Rental Income
+$148K
Total Position
$633K
+59%
9.7%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$320K
Total Position
$910K
+128%
8.6%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$749K
Total Position
$1.6M
+307%
7.3%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.3M
Total Position
$2.6M
+557%
6.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$331 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 $331 — 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 48% — 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

30% occ.
6.4%
$2,299/mo
40% occ.
8.5%
$3,066/mo
48% occ.
10.2%
$3,671/mo
current
58% occ.
12.3%
$4,437/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
$433,696
5.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.