Detached house, ., Nn, Quinta da Boavista, Lagos
Detached house, ., Nn, Quinta da Boavista, Lagos — image 2Detached house, ., Nn, Quinta da Boavista, Lagos — image 3Detached house, ., Nn, Quinta da Boavista, Lagos — image 4Detached house, ., Nn, Quinta da Boavista, Lagos — image 5
Grade Bvillaluxury

Detached house, ., Nn, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€3.4M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

50%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €130,005/yr
Average Daily Rate: €709
Payback Period: 31.8 years
5-yr Capital Value: €4.5M
10-yr Capital Value: €5.4M
Brixfox Score: 64.9 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€3.8M

+11.9% over asking

Asking price€3.4M
IMT — Property transfer tax (investment schedule)€255,000
IS — Stamp duty (0.8%)€27,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€51,000
Total acquisition costs€334,450
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.8M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 5
Bathrooms: 5
Building: 450 m²
Land: 6000 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolfloor-to-ceiling glass wallsflat roof architecturegolf course frontage

Score Breakdown

ROI
11.47
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.02
Payback Speed
0
STR Suitability
3

Description

LUXURY | EXCEPTIONAL NEWLY BUILT T5 VILLA ON LARGE PLOT AT BOA VISTA FOR SALE - LAGOS Our LiveAlgarve Realty Team is thrilled to present you with a listing at the end of a peaceful cul-de-sac in the desirable Boa Vista area of Lagos. This expansive plot offers an opportunity for those seeking privacy, space, and a con

Location

📍 37.0904°N, 8.7153°W

· Lagos, Algarve, Portugal

View on LiveAlgarve Realty →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house, ., Nn, Quinta da Boavista, Lagos

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
450 m²
Land Plot
6000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$939K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$7,831/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
39.3 yr
Rental only

Property details

Year built: 2027
Energy: A+
Condition: new-build

Description

LUXURY | EXCEPTIONAL NEWLY BUILT T5 VILLA ON LARGE PLOT AT BOA VISTA FOR SALE - LAGOS Our LiveAlgarve Realty Team is thrilled to present you with a listing at the end of a peaceful cul-de-sac in the desirable Boa Vista area of Lagos. This expansive plot offers an opportunity for those seeking privacy, space, and a con

Income Breakdown

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Nightly Rate (ADR)
$1,054/night
50% ($485)Brixfox estimate($1,054/night)200% ($1939)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$93,966
Airbnb data$1,054/night · 50% occupancy
Rental income
$1,054/night · 50% occ.
$193,141
Running costs (20%)
Utilities, cleaning, maintenance
-$38,628
Income tax (10%)
Indonesian rental income tax
-$54,080
Property tax
Annual property tax
-$6,467
Net income
2.5% ROI
$93,966

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$3,695,652
IMT (transfer tax, investment schedule)$277,174
Imposto de Selo (stamp duty)$29,565
Notary & registration$1,359
Legal / due diligence$55,435
Total acquisition costs$363,533
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$4,134,185

Gross yield (asking)

5.2%

True gross yield (all-in)

4.7%

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.

$17.4M$13.1M$8.7M$4.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.4M
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.1M
+22%
Rental Income
+$459K
Total Position
$4.6M
+35%
6.2%/yr
Year 10
Capital Value
$5.0M
+48%
Rental Income
+$991K
Total Position
$6.0M
+77%
5.9%/yr
Year 20
Capital Value
$7.4M
+119%
Rental Income
+$2.3M
Total Position
$9.8M
+187%
5.4%/yr
Year 30
Capital Value
$11.0M
+224%
Rental Income
+$4.1M
Total Position
$15.1M
+345%
5.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$970 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
6000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $970 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 6000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
2.0%
$6,240/mo
40% occ.
2.8%
$8,484/mo
50% occ.
3.5%
$10,728/mo
current
60% occ.
4.2%
$12,971/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.