Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos
Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos — image 2Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos — image 3Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos — image 4Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos — image 5
Grade Avillamid-range

Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€725,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

60%

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: €67,769/yr
Average Daily Rate: €308
Payback Period: 13.0 years
5-yr Capital Value: €952,639
10-yr Capital Value: €1.2M
Brixfox Score: 76.1 / 100
Comparable Properties: 22
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€818,625

+12.9% over asking

Asking price€725,000
IMT — Property transfer tax (investment schedule)€43,500
IS — Stamp duty (0.8%)€5,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,875
Total acquisition costs€61,425
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€818,625

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.3%

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: 3
Bathrooms: 3
Building: 153 m²
Land: 300 m²
Style: contemporary
Condition: excellent
Year Built: 2017
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern fireplaceopen-plan living/kitchenprivate garden with artificial turf

Score Breakdown

ROI
19.58
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
7.41
Rental Demand
6.03
Payback Speed
3
STR Suitability
3

Description

Set within the prestigious Boavista Golf & Spa in Lagos, this contemporary three-bedroom semi-detached villa enjoys what are arguably some of the finest golf and countryside views on the resort. Bathed in natural light throughout the day thanks to its ideal orientation, the property combines modern comfort with an exce

Location

📍 37.0937°N, 8.7083°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house, Boavista Bayviews Lote 155, Quinta da Boavista, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
153 m²
Land Plot
300 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$200K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.5%
$4,237/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.5 yr
Rental only

Property details

Year built: 2017
Energy: B
Condition: excellent

Description

Set within the prestigious Boavista Golf & Spa in Lagos, this contemporary three-bedroom semi-detached villa enjoys what are arguably some of the finest golf and countryside views on the resort. Bathed in natural light throughout the day thanks to its ideal orientation, the property combines modern comfort with an exce

Income Breakdown

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Nightly Rate (ADR)
$456/night
50% ($210)Brixfox estimate($456/night)200% ($839)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$50,840
Airbnb data$456/night · 60% occupancy
Rental income
$456/night · 60% occ.
$100,421
Running costs (20%)
Utilities, cleaning, maintenance
-$20,084
Income tax (10%)
Indonesian rental income tax
-$28,118
Property tax
Annual property tax
-$1,379
Net income
6.5% ROI
$50,840

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$788,043
IMT (transfer tax, investment schedule)$47,283
Imposto de Selo (stamp duty)$6,304
Notary & registration$1,359
Legal / due diligence$11,821
Total acquisition costs$66,766
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$887,636

Gross yield (asking)

12.7%

True gross yield (all-in)

11.3%

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.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $725K
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
$882K
+22%
Rental Income
+$248K
Total Position
$1.1M
+56%
9.3%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$536K
Total Position
$1.6M
+122%
8.3%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$2.8M
+292%
7.1%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.2M
Total Position
$4.6M
+531%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.5% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$420 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Average
300 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $420 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 300 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
5.8%
$3,801/mo
50% occ.
7.3%
$4,772/mo
60% occ.
8.7%
$5,743/mo
current
70% occ.
10.2%
$6,714/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.