Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos
Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 2Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 3Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 4Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 5
Grade Bvillamid-range

Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €30,247/yr
Average Daily Rate: €154
Payback Period: 22.7 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 60.8 / 100
Comparable Properties: 97
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€631,735

+14.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€631,735

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 2
Building: 121 m²
Style: dated
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue leather sofaswooden dining setwhite kitchen cabinets

Score Breakdown

ROI
14.54
Visual Appeal
9
Ownership Security
13
Location
10.44
Land & Space
4.42
Rental Demand
5.4
Payback Speed
1
STR Suitability
3

Description

**Charming Semi-Detached House Overlooking Golf Course** Welcome to your dream home! This beautifully renovated semi-detached house boasts two spacious bedrooms and two recently updated bathrooms, perfect for modern living. With a generous 121 m² of constructed space, this property offers both comfort and style. Enjoy

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
121 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$152K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,806/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
27.6 yr
Rental only

Property details

Condition: good

Description

**Charming Semi-Detached House Overlooking Golf Course** Welcome to your dream home! This beautifully renovated semi-detached house boasts two spacious bedrooms and two recently updated bathrooms, perfect for modern living. With a generous 121 m² of constructed space, this property offers both comfort and style. Enjoy

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$222/night
50% ($102)Brixfox estimate($222/night)200% ($408)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$21,671
Airbnb data$222/night · 54% occupancy
Rental income
$222/night · 54% occ.
$43,687
Running costs (20%)
Utilities, cleaning, maintenance
-$8,737
Income tax (10%)
Indonesian rental income tax
-$12,232
Property tax
Annual property tax
-$1,046
Net income
3.6% ROI
$21,671

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,234
($3,946–$10,522)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$684,495

Gross yield (asking)

7.3%

True gross yield (all-in)

6.4%

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.

$3.1M$2.4M$1.6M$786K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$106K
Total Position
$775K
+41%
7.1%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$229K
Total Position
$1.0M
+90%
6.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$536K
Total Position
$1.7M
+217%
5.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$949K
Total Position
$2.7M
+397%
5.5%/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
3.6% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$204 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $204 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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

34% occ.
3.0%
$1,517/mo
44% occ.
4.0%
$1,989/mo
54% occ.
4.9%
$2,461/mo
current
64% occ.
5.9%
$2,933/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.