House in Quinta da Boavista, Lagos
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Grade Avillamid-range

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€685,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.6%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €98,647/yr
Average Daily Rate: €447
Payback Period: 8.6 years
5-yr Capital Value: €900,080
10-yr Capital Value: €1.1M
Brixfox Score: 76.4 / 100
Comparable Properties: 7
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€789,235

+15.2% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
Renovation (est. €55/m² × 156 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,580
(€4,680–€12,480)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€789,235

Gross yield (asking price)

14.4%

True gross yield (all-in)

12.5%

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: 3
Building: 156 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese roof tilesarched doorwaysintegrated fireplace design

Score Breakdown

ROI
24.82
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
5.12
Rental Demand
6.05
Payback Speed
4
STR Suitability
3

Description

Semi-detached villa of excellence located in the prestigious Boavista Golf Resort, in Lagos ideal for those seeking comfort, tranquility, and quality of life. On the ground floor, the property features a spacious and welcoming living room, perfect for relaxing and entertaining, complemented by a well-integrated dining

Location

📍 37.0979°N, 8.7037°W

· Lagos, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Quinta da Boavista, Lagos

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
156 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.9% 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
+15.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$189K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.9%
$6,116/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
10.1 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

Semi-detached villa of excellence located in the prestigious Boavista Golf Resort, in Lagos ideal for those seeking comfort, tranquility, and quality of life. On the ground floor, the property features a spacious and welcoming living room, perfect for relaxing and entertaining, complemented by a well-integrated dining

Income Breakdown

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Nightly Rate (ADR)
$651/night
50% ($299)Brixfox estimate($651/night)200% ($1198)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$73,396
Airbnb data$651/night · 60% occupancy
Rental income
$651/night · 60% occ.
$143,652
Running costs (20%)
Utilities, cleaning, maintenance
-$28,730
Income tax (10%)
Indonesian rental income tax
-$40,223
Property tax
Annual property tax
-$1,303
Net income
9.9% ROI
$73,396

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$744,565
IMT (transfer tax, investment schedule)$44,674
Imposto de Selo (stamp duty)$5,957
Notary & registration$1,359
Legal / due diligence$11,168
Total acquisition costs$63,158
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,326
($5,087–$13,565)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$855,690

Gross yield (asking)

19.3%

True gross yield (all-in)

16.8%

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.

$6.2M$4.7M$3.1M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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 9: 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
$833K
+22%
Rental Income
+$358K
Total Position
$1.2M
+74%
11.7%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$774K
Total Position
$1.8M
+161%
10.1%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.8M
Total Position
$3.3M
+384%
8.2%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$3.2M
Total Position
$5.4M
+693%
7.1%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.9% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$599 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.9% — outperforms most villas in this market
Premium nightly rate of $599 — 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 0 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.
8.9%
$5,499/mo
50% occ.
11.1%
$6,885/mo
60% occ.
13.3%
$8,271/mo
current
70% occ.
15.6%
$9,657/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.