Ando Living Santos

Only 10 units left – priced between €575,000 to €1,400,000.

A new chapter in Lisbon’s historic heart

Ando Living Santos – Lifestyle Serviced Apartments

Location

• Address: Marquês de Abrantes 50, Santos, Lisbon, Portugal

• Neighbourhood: Centrally located between Lapa and Cais do Sodré, near Time Out Market

• Style: Historic building completely renovated with heritage tiled façade and 3.5m ceilings

⸻

Project Overview

• Total Units: 32 apartments (1 to 3 bedrooms)

• Floors: 5 floors

• Status: Complete renovation of a historic 17th-century building

• Touristic License: Yes – eligible for short-term rental

• Design Concept: A blend of local art, craftsmanship, and modern comfort

• Interior Features:

• Fully furnished and ready to operate

• Kitchens, living and work areas

• Concierge services

• Building security

• 24/7 virtual reception

• Custom artwork by local artists (Farinha & Rosa)

• Art books curated by the Ando Living team

• Custom dried flower arrangements by Maison Angea (Coimbra)

⸻

Prices & Furniture Packages

• Pricing: From €575,000 to €1,400,000

• Furniture Package (Mandatory):

• 1 Bedroom: €25,000 + VAT

• 2 Bedroom: €29,000 + VAT

• 3 Bedroom: €45,000 + VAT

⸻

Payment Terms

• Reservation Fee: €20,000 (deducted from down payment)

• Deed: 100% upon deed signing

⸻

Taxes

• IMT (Property Transfer Tax): 6.5%–7.5%

• Stamp Duty: 0.8% of the purchase price

⸻

Revenue & Yield Structure

• Pooled Revenue Model: All rental income is pooled and distributed by ownership share

• Yield Options:

• Fixed Yield: 4% net guaranteed for 5 years (includes up to 14 nights/year personal use)

• Variable Yield: Estimated 5–6% net (based on usage and occupancy)

1. Guaranteed Income Model – 4% for the First 5 Years

Under this model, the owner receives a guaranteed annual income equal to 4% of the apartment’s purchase price for the first 5 years.

In addition, the owner benefits from an annual voucher equivalent to 0.5% of the purchase price for complimentary stays:

• Can be used in their own unit, or

• In any other Ando Living unit within the global portfolio.

Example:

• Purchase price: €500,000

• Voucher value (Years 1 & 2): €2,500 in complimentary stays.

• From Year 3 onwards: calculated in nights, based on the ADR (Average Daily Rate) of the unit.

• If ADR = €300 → 14 complimentary nights (€4,200 value).

2. Variable Income Model – up to 6%

Under this model, the annual income varies based on the unit’s performance, reaching up to 6% per year.

The owner still enjoys the same annual voucher benefit as described in the guaranteed model (0.5% of the purchase price for complimentary stays, using the same calculation method).

Additional Benefit (Both Models)

All owners enjoy:

• Minimum 15% discount on stays at any Ando Living property, combinable with the annual voucher.

Revenue Split

• 50% of revenue goes to the owner.

• 50% goes to Ando Living – covering all operational costs.

Owner’s expenses:

• Condominium fees – symbolic amount.

• 1.5% Ando Living Royalty Fee – grants access to exclusive amenities and flexibility to enjoy other Ando Living properties.

• 2.5% FF&E Reserve Fund – standard reserve for maintaining furniture, fixtures, and equipment to brand standards.

⸻

Owner Usage Options

1. Up to 14 nights/year:

• Receive a voucher equal to 14 x ADR of the apartment

• Redeemable at any Ando Living location worldwide

2. Up to 6 months/year:

• Continue receiving revenue share

• Discounted personal stay cost deducted from your income

• Up to 30% discount on long-term stays across all locations

3. Over 6 months/year:

• Exit the revenue pool

⸻

Monthly Fees

• Owner’s Club Fee (includes property mgmt & club access):

• 1 Bedroom: €150/month

• 2 Bedroom: €200/month

• 3 Bedroom: €400/month

• Condominium Fee: €2 per sqm/month

• Utilities: Billed separately

⸻

The Building’s History & Renovation

• Originally built in 1648 by royal decree for Capuchin friars

• Rebuilt in 1851 after a fire, maintaining heritage charm

• One of Lisbon’s largest tiled façades on a residential building

• Carefully renovated using anti-seismic techniques, soundproofing, and energy-efficient systems

⸻

About Santos

• A dynamic neighbourhood with a blend of old-world charm and creative energy

• Popular with artists, designers, and young professionals

• Home to cafes, galleries, yoga studios, and stylish concept stores

• Excellent access to public transport and central Lisbon via metro, tram, and train

• Minutes away from the Tagus river, Time Out Market, and historic downtown