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 Avillaluxury

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

50%

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: €127,682/yr
Average Daily Rate: €696
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.2 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 79.5 / 100
Comparable Properties: 8
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.6M

+15.3% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€101,250
IS — Stamp duty (0.8%)€10,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,250
Total acquisition costs€133,550
Renovation (est. €55/m² × 194 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,670
(€5,820–€15,520)
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)€1.6M

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.2%

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: 4
Building: 194 m²
Land: 1348 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracescurved architectural elementsextensive private groundsgolf course proximity

Score Breakdown

ROI
19.46
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.03
Payback Speed
3
STR Suitability
3

Description

Spacious 5-Bedroom Villa with Pool near Boavista Golf, Lagos Located in a sought-after residential area on Boavista Golf & Spa Resort, this impressive 5-bedroom villa offers generous proportions, privacy, and a highly versatile layoutideal as a family home, holiday retreat, or rental investment. Set on a spacious plo

Location

📍 37.0995°N, 8.7040°W

· Lagos, Algarve, Portugal

View on Luz Villa Sales →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Quinta da Boavista, Lagos

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
194 m²
Land Plot
1348 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$373K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$7,804/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
15.7 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: good

Description

Spacious 5-Bedroom Villa with Pool near Boavista Golf, Lagos Located in a sought-after residential area on Boavista Golf & Spa Resort, this impressive 5-bedroom villa offers generous proportions, privacy, and a highly versatile layoutideal as a family home, holiday retreat, or rental investment. Set on a spacious plo

Income Breakdown

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Nightly Rate (ADR)
$1,008/night
50% ($464)Brixfox estimate($1,008/night)200% ($1855)
Occupancy
50%
10%Brixfox estimate(50%)100%

Short-Term Rental

Yearly income
$93,646
Airbnb data$1,008/night · 50% occupancy
Rental income
$1,008/night · 50% occ.
$185,026
Running costs (20%)
Utilities, cleaning, maintenance
-$37,005
Income tax (10%)
Indonesian rental income tax
-$51,807
Property tax
Annual property tax
-$2,568
Net income
6.4% ROI
$93,646

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$1,467,391
IMT (transfer tax, investment schedule)$110,054
Imposto de Selo (stamp duty)$11,739
Notary & registration$1,359
Legal / due diligence$22,011
Total acquisition costs$145,163
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,598
($6,326–$16,870)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,689,533

Gross yield (asking)

12.6%

True gross yield (all-in)

11.0%

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.

$9.7M$7.3M$4.9M$2.4M$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 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
+$457K
Total Position
$2.1M
+56%
9.2%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$988K
Total Position
$3.0M
+121%
8.3%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.3M
Total Position
$5.3M
+291%
7.0%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$4.1M
Total Position
$8.5M
+528%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.4% annual return
Occupancy
Average
50% average occupancy
Nightly Rate
Strong
$927 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1348 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $927 — positioned in the top tier
Generous 1348 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 50% — 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

30% occ.
5.1%
$6,286/mo
40% occ.
6.9%
$8,432/mo
50% occ.
8.7%
$10,579/mo
current
60% occ.
10.4%
$12,725/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.