T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos
T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 2T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 3T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 4T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos — image 5
Grade Aapartmentmid-range

T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve ·

€475,000

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.6 months ago and is currently at 22% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €51,820/yr
Average Daily Rate: €252
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 17.3 years
5-yr Capital Value: €550,655
10-yr Capital Value: €638,360
Brixfox Score: 75.4 / 100
Comparable Properties: 94
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€537,855

+13.2% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
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)€537,855

Gross yield (asking price)

10.9%

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: 142 m²
Style: contemporary
Condition: excellent
Year Built: 2016
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass-enclosed-balconybuilt-in-bbqoutdoor-dining-areaoutdoor-lounge-area

Score Breakdown

ROI
20.31
Visual Appeal
13.2
Ownership Security
13
Location
10.44
Land & Space
4.84
Rental Demand
5.63
Payback Speed
4
STR Suitability
4

Description

Apartment with Enclosed Terrace Just next to the marina in Lagos, only a few hundred meters from the stunning Meia Praia beach and within easy walking distance of the town’s charming center, this well-designed property is ideally suited for both permanent living and holiday enjoyment. Located in the popular Encosta d

Location

📍 37.1110°N, 8.6695°W

· Lagos, Algarve, Portugal

Visit Fastighetsbyrån Lagos, Algarve →Listed via Idealista.pt
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T2 flat in Rua das Naus, Marina de Lagos, Lagos Cidade, Lagos

Lagos · Western Algarve · Ref BF-60584 Source verified · Fastighetsbyrån Lagos, Algarve · listed 2 Jun 2026
Asking price · Freehold
$516,304
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
142 m²
True net yield
5.8%
≈ $4,646/mo net after costs & tax
Brixfox Score 75 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Property details

Year built: 2016
Energy: C
Condition: excellent

Description

Apartment with Enclosed Terrace Just next to the marina in Lagos, only a few hundred meters from the stunning Meia Praia beach and within easy walking distance of the town’s charming center, this well-designed property is ideally suited for both permanent living and holiday enjoyment. Located in the popular Encosta d

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)
$358/night
50% ($165)Brixfox estimate($358/night)200% ($659)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$35,442
Airbnb data$358/night · 56% occupancy
Rental income
$358/night · 56% occ.
$68,158
Running costs (20%)
Utilities, cleaning, maintenance
-$13,632
Income tax (10%)
Indonesian rental income tax
-$19,084
Property tax
Annual property tax
-$0
Net income
6.9% ROI
$35,442

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

5.8%

on all-in cost of $576,378

Scenario
Pre-tax
After-tax
Owner-managed
9.7%
8.6%
Fully-managed
6.8%
5.8%
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

11.8%

Annual Revenue

$68,158

Income Tax / yr

$5,964

Payback

17 yrs

True All-In Cost
Asking price$516,304
IMT — transfer tax (non-resident 7.5%)$38,723
Stamp duty (0.8%)$4,130
Notary + registry$2,174
Legal$6,351
Furnishing + STR launch$8,696
All-in cost$576,378

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.6M$2.7M$1.8M$889K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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
$578K
+22%
Rental Income
+$173K
Total Position
$751K
+58%
9.6%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$374K
Total Position
$1.1M
+127%
8.5%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$876K
Total Position
$1.9M
+304%
7.2%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.6M
Total Position
$3.1M
+551%
6.4%/yr

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$330 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $330 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 56% — 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

36% occ.
6.4%
$2,768/mo
46% occ.
8.2%
$3,531/mo
56% occ.
10.0%
$4,294/mo
current
66% occ.
11.8%
$5,057/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. Market factors in Portugal may impact actual yields.