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

Detached house in Largo da República, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

65%

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: €117,443/yr
Average Daily Rate: €495
Payback Period: 13.8 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 69.8 / 100
Comparable Properties: 5
Data Confidence: 71%
Search Radius: 3 km

True Investment Cost

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

€1.9M

+43.3% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
Renovation (est. €900/m² × 447 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€402,300
(€312,900–€491,700)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

9.0%

True gross yield (all-in)

6.3%

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: 6
Building: 447 m²
Style: portuguese-traditional
Condition: needs-renovation
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.9
Visual Appeal
9
Ownership Security
13
Location
10.44
Land & Space
6
Rental Demand
6.5
Payback Speed
3
STR Suitability
3

Description

Unique investment opportunity at the entrance of Lagos town, in a privileged location, just a few minutes from the marina and the historic centre.   The property, with a total area of 906 sqm (including patios), consists of a main building divided into 2 studios and 2 two-bedroom apartments as well as 3 additional unit

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

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

Detached house in Largo da República, Quinta da Boavista, Lagos

Inventory
6 Beds
Bathrooms
0 Baths
Built Area
447 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+11.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$359K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.1%
$7,144/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
16.5 yr
Rental only

Property details

Condition: needs-renovation

Description

Unique investment opportunity at the entrance of Lagos town, in a privileged location, just a few minutes from the marina and the historic centre.   The property, with a total area of 906 sqm (including patios), consists of a main building divided into 2 studios and 2 two-bedroom apartments as well as 3 additional unit

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$715/night
50% ($329)Brixfox estimate($715/night)200% ($1316)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$85,732
Airbnb data$715/night · 65% occupancy
Rental income
$715/night · 65% occ.
$169,624
Running costs (20%)
Utilities, cleaning, maintenance
-$33,925
Income tax (10%)
Indonesian rental income tax
-$47,495
Property tax
Annual property tax
-$2,473
Net income
6.1% ROI
$85,732

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$1,413,043
IMT (transfer tax, investment schedule)$105,978
Imposto de Selo (stamp duty)$11,304
Notary & registration$1,359
Legal / due diligence$21,196
Total acquisition costs$139,837
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$437,283
($340,109–$534,457)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$2,023,043

Gross yield (asking)

12.0%

True gross yield (all-in)

8.4%

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.

$9.2M$6.9M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 14: 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
$1.6M
+22%
Rental Income
+$419K
Total Position
$2.0M
+54%
9.0%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$904K
Total Position
$2.8M
+118%
8.1%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$2.1M
Total Position
$5.0M
+282%
6.9%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$3.8M
Total Position
$8.0M
+513%
6.2%/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
Good
6.1% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$658 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $658 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
5.6%
$6,644/mo
55% occ.
6.9%
$8,166/mo
65% occ.
8.2%
$9,689/mo
current
75% occ.
9.5%
$11,211/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.