House in Quinta da Boavista, Lagos
House in Quinta da Boavista, Lagos — image 2House in Quinta da Boavista, Lagos — image 3House in Quinta da Boavista, Lagos — image 4House in Quinta da Boavista, Lagos — image 5
Grade Avillamid-range

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €143,748/yr
Average Daily Rate: €744
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 12.2 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 79 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€1.6M

+13.5% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€105,000
IS — Stamp duty (0.8%)€11,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,000
Total acquisition costs€138,450
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

10.3%

True gross yield (all-in)

9.0%

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
Bathrooms: 6
Building: 363 m²
Land: 618 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2023
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced landscapingmultiple balconies/terracescobblestone driveway

Score Breakdown

ROI
20.44
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
10.27
Rental Demand
5.29
Payback Speed
3
STR Suitability
3

Description

Contemporary V6 Villa with Sea & Golf Views Quinta da Boavista Golf & Spa, Lagos The fact that this property has NO condominium or resort fees, and offers exclusive discounts at the golf course and spa, makes it an ideal and highly sought-after home. This is more than a houseit's a home where luxury meets serenity, w

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View on Homebook Portugal →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Quinta da Boavista, Lagos

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
363 m²
Land Plot
618 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+12.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$387K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$8,796/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
14.4 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

Contemporary V6 Villa with Sea & Golf Views Quinta da Boavista Golf & Spa, Lagos The fact that this property has NO condominium or resort fees, and offers exclusive discounts at the golf course and spa, makes it an ideal and highly sought-after home. This is more than a houseit's a home where luxury meets serenity, w

Income Breakdown

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Nightly Rate (ADR)
$1,077/night
50% ($495)Brixfox estimate($1,077/night)200% ($1982)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$105,549
Airbnb data$1,077/night · 53% occupancy
Rental income
$1,077/night · 53% occ.
$208,100
Running costs (20%)
Utilities, cleaning, maintenance
-$41,620
Income tax (10%)
Indonesian rental income tax
-$58,268
Property tax
Annual property tax
-$2,663
Net income
6.9% ROI
$105,549

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$1,521,738
IMT (transfer tax, investment schedule)$114,130
Imposto de Selo (stamp duty)$12,174
Notary & registration$1,359
Legal / due diligence$22,826
Total acquisition costs$150,489
RenovationMove-in ready
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$1,725,216

Gross yield (asking)

13.7%

True gross yield (all-in)

12.1%

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.

$10.5M$7.9M$5.3M$2.6M$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 13: 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
$1.7M
+22%
Rental Income
+$516K
Total Position
$2.2M
+58%
9.6%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.1M
Total Position
$3.2M
+128%
8.6%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$2.6M
Total Position
$5.7M
+305%
7.3%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$4.6M
Total Position
$9.2M
+554%
6.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.9% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$991 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
618 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $991 — positioned in the top tier
Generous 618 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 53% — factor in seasonal gaps

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

33% occ.
5.8%
$7,331/mo
43% occ.
7.6%
$9,624/mo
53% occ.
9.4%
$11,917/mo
current
63% occ.
11.2%
$14,210/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.