Detached house in Quinta da Boavista, Lagos
Detached house in Quinta da Boavista, Lagos — image 2Detached house in Quinta da Boavista, Lagos — image 3Detached house in Quinta da Boavista, Lagos — image 4Detached house in Quinta da Boavista, Lagos — image 5
Grade B+villaluxury

Detached house in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.9M

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

47%

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: €100,035/yr
Average Daily Rate: €589
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.7 years
5-yr Capital Value: €2.5M
10-yr Capital Value: €3.0M
Brixfox Score: 71.1 / 100
Comparable Properties: 6
Data Confidence: 71%
Search Radius: 2 km

True Investment Cost

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

€2.1M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€142,500
IS — Stamp duty (0.8%)€15,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€28,500
Total acquisition costs€187,450
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.1M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 4
Bathrooms: 5
Building: 356 m²
Land: 675 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2020
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolcovered outdoor living area with jacuzzimultiple terraces and balconieswell-maintained gardenstraditional Algarve architecture

Score Breakdown

ROI
14.27
Visual Appeal
14.2
Ownership Security
13
Location
10.44
Land & Space
10.53
Rental Demand
4.65
Payback Speed
1
STR Suitability
3

Description

Contemporary 4-Bedroom Villa Near Boavista Golf Private Pool, Spacious Living & Minutes from Lagos Located in one of Lagos' most sought-after residential areas, one of just six homes situated on the 10th hole of Boavista Golf, this elegant 4-bedroom villa offers the perfect blend of privacy, space and Algarve lifestyl

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Detached house in Quinta da Boavista, Lagos

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
356 m²
Land Plot
675 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$525K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$5,967/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.8 yr
Rental only

Property details

Year built: 2020
Condition: excellent

Description

Contemporary 4-Bedroom Villa Near Boavista Golf Private Pool, Spacious Living & Minutes from Lagos Located in one of Lagos' most sought-after residential areas, one of just six homes situated on the 10th hole of Boavista Golf, this elegant 4-bedroom villa offers the perfect blend of privacy, space and Algarve lifestyl

Income Breakdown

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Nightly Rate (ADR)
$852/night
50% ($392)Brixfox estimate($852/night)200% ($1568)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$71,606
Airbnb data$852/night · 47% occupancy
Rental income
$852/night · 47% occ.
$144,653
Running costs (20%)
Utilities, cleaning, maintenance
-$28,931
Income tax (10%)
Indonesian rental income tax
-$40,503
Property tax
Annual property tax
-$3,614
Net income
3.5% ROI
$71,606

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$2,065,217
IMT (transfer tax, investment schedule)$154,891
Imposto de Selo (stamp duty)$16,522
Notary & registration$1,359
Legal / due diligence$30,978
Total acquisition costs$203,750
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,334,348

Gross yield (asking)

7.0%

True gross yield (all-in)

6.2%

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.

$10.7M$8.0M$5.3M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.3M
+22%
Rental Income
+$350K
Total Position
$2.7M
+40%
7.0%/yr
Year 10
Capital Value
$2.8M
+48%
Rental Income
+$755K
Total Position
$3.6M
+88%
6.5%/yr
Year 20
Capital Value
$4.2M
+119%
Rental Income
+$1.8M
Total Position
$5.9M
+212%
5.9%/yr
Year 30
Capital Value
$6.2M
+224%
Rental Income
+$3.1M
Total Position
$9.3M
+389%
5.4%/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
Average
3.5% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$784 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
675 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $784 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 675 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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.
3.0%
$5,142/mo
40% occ.
4.0%
$6,956/mo
47% occ.
4.7%
$8,137/mo
current
57% occ.
5.8%
$9,952/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.