Detached house, Boavista, Lote 13, Atalaia, Lagos
Detached house, Boavista, Lote 13, Atalaia, Lagos — image 2Detached house, Boavista, Lote 13, Atalaia, Lagos — image 3Detached house, Boavista, Lote 13, Atalaia, Lagos — image 4Detached house, Boavista, Lote 13, Atalaia, Lagos — image 5
Grade Avillamid-range

Detached house, Boavista, Lote 13, Atalaia, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

7.9%

True Net Yield (Owner, all-in)

5.4%

True Net Yield (Managed, all-in)

12.1%

True Gross Yield

63%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €186,736/yr
Average Daily Rate: €818
Payback Period: 9.0 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 83.2 / 100
Comparable Properties: 7
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€1.5M

+14.4% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation (est. €55/m² × 275 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,125
(€8,250–€22,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

13.8%

True gross yield (all-in)

12.1%

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: 3
Building: 275 m²
Land: 1162 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood-burning-stoveoutdoor-kitchen-bbqpool-slide

Score Breakdown

ROI
24.46
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.26
Payback Speed
4
STR Suitability
3

Description

Situated on a generous plot near the entrance of the Boavista Resort, this single-level villa offers a perfect blend of comfort, style, and convenience, ideal for family living or entertaining. Upon entering, you are welcomed into a bright and open-plan living and dining area, perfect for gatherings with family and fr

Location

📍 37.0879°N, 8.7059°W

· Lagos, Algarve, Portugal

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

Detached house, Boavista, Lote 13, Atalaia, Lagos

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
275 m²
Land Plot
1162 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score83
GradeA
Brixfox Intelligence
83AExcellent
Score Breakdown
ROI & Yield91%
Capital Growth87%
Risk Profile84%
Market Demand83%

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
+14.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$373K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.4%
$11,479/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Property details

Year built: 2000
Energy: B-
Condition: good

Description

Situated on a generous plot near the entrance of the Boavista Resort, this single-level villa offers a perfect blend of comfort, style, and convenience, ideal for family living or entertaining. Upon entering, you are welcomed into a bright and open-plan living and dining area, perfect for gatherings with family and fr

Income Breakdown

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Nightly Rate (ADR)
$1,181/night
50% ($543)Brixfox estimate($1,181/night)200% ($2174)
Occupancy
63%
10%Brixfox estimate(63%)100%

Short-Term Rental

Yearly income
$137,744
Airbnb data$1,181/night · 63% occupancy
Rental income
$1,181/night · 63% occ.
$269,830
Running costs (20%)
Utilities, cleaning, maintenance
-$53,966
Income tax (10%)
Indonesian rental income tax
-$75,553
Property tax
Annual property tax
-$2,568
Net income
9.4% ROI
$137,744

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,440
($8,967–$23,913)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$47,174
All-in investment$1,676,168

Gross yield (asking)

18.4%

True gross yield (all-in)

16.1%

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.

$12.0M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$673K
Total Position
$2.3M
+72%
11.4%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.5M
Total Position
$3.5M
+156%
9.8%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$3.4M
Total Position
$6.4M
+371%
8.1%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$6.0M
Total Position
$10.4M
+671%
7.0%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.4% annual return
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$1087 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.4% — outperforms most villas in this market
Premium nightly rate of $1087 — positioned in the top tier
Generous 1162 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

43% occ.
8.6%
$10,496/mo
53% occ.
10.6%
$13,011/mo
63% occ.
12.7%
$15,526/mo
current
73% occ.
14.8%
$18,041/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.