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 ·

€465,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.5%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €39,872/yr
Average Daily Rate: €201
Payback Period: 14.5 years
5-yr Capital Value: €611,003
10-yr Capital Value: €743,379
Brixfox Score: 68 / 100
Comparable Properties: 92
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.

€534,360

+14.9% over asking

Asking price€465,000
IMT — Property transfer tax (investment schedule)€25,030
IS — Stamp duty (0.8%)€3,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,975
Total acquisition costs€36,975
Renovation (est. €55/m² × 137 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,535
(€4,110–€10,960)
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)€534,360

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.5%

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: 137 m²
Style: contemporary
Condition: good
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors with external shutterslight wood laminate flooring

Score Breakdown

ROI
18.36
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.74
Rental Demand
5.44
Payback Speed
3
STR Suitability
3

Description

Apartment in Lagos Marina - Unmissable Opportunity! Discover the charm of seaside living with this spacious apartment located in the Lagos marina. With 137 m² of gross area and 110 m² of usable area, this property offers a perfect space for those seeking comfort and quality of life. The two bedrooms are bright and fea

Location

📍 37.1103°N, 8.6753°W

· Lagos, Algarve, Portugal

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

T2 flat in Marina de Lagos, Lagos Cidade, Lagos

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

Grade B+ investment — short-term rental yields 5.8% 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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$128K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.8%
$2,430/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
17.3 yr
Rental only

Property details

Energy: A+
Condition: good

Description

Apartment in Lagos Marina - Unmissable Opportunity! Discover the charm of seaside living with this spacious apartment located in the Lagos marina. With 137 m² of gross area and 110 m² of usable area, this property offers a perfect space for those seeking comfort and quality of life. The two bedrooms are bright and fea

Income Breakdown

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Nightly Rate (ADR)
$291/night
50% ($134)Brixfox estimate($291/night)200% ($536)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$29,158
Airbnb data$291/night · 54% occupancy
Rental income
$291/night · 54% occ.
$57,775
Running costs (20%)
Utilities, cleaning, maintenance
-$11,555
Income tax (10%)
Indonesian rental income tax
-$16,177
Property tax
Annual property tax
-$885
Net income
5.8% ROI
$29,158

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$505,435
IMT (transfer tax, investment schedule)$27,207
Imposto de Selo (stamp duty)$4,043
Notary & registration$1,359
Legal / due diligence$7,582
Total acquisition costs$40,190
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,190
($4,467–$11,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$580,826

Gross yield (asking)

11.4%

True gross yield (all-in)

9.9%

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.

$3.2M$2.4M$1.6M$801K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $465K
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 15: 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
$566K
+22%
Rental Income
+$142K
Total Position
$708K
+52%
8.8%/yr
Year 10
Capital Value
$688K
+48%
Rental Income
+$308K
Total Position
$996K
+114%
7.9%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$721K
Total Position
$1.7M
+274%
6.8%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.8M
+499%
6.1%/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
5.8% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$268 per night
Visual Appeal
Average
4/10 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 54% — 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

34% occ.
4.9%
$2,057/mo
44% occ.
6.4%
$2,677/mo
54% occ.
7.8%
$3,296/mo
current
64% occ.
9.3%
$3,916/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.