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 B+villamid-range

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€749,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

59%

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: €69,754/yr
Average Daily Rate: €323
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 13.4 years
5-yr Capital Value: €984,175
10-yr Capital Value: €1.2M
Brixfox Score: 72.5 / 100
Comparable Properties: 7
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€852,812

+13.9% over asking

Asking price€749,000
IMT — Property transfer tax (investment schedule)€44,940
IS — Stamp duty (0.8%)€5,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,235
Total acquisition costs€63,417
Renovation (est. €55/m² × 149 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,195
(€4,470–€11,920)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€852,812

Gross yield (asking price)

9.3%

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: 3
Bathrooms: 3
Building: 149 m²
Land: 267 m²
Style: portuguese-traditional
Condition: good
Year Built: 2008
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced gardenmultiple balconiestraditional Portuguese architecture

Score Breakdown

ROI
19.29
Visual Appeal
11.2
Ownership Security
13
Location
10.44
Land & Space
6.66
Rental Demand
5.92
Payback Speed
3
STR Suitability
3

Description

This charming and impeccably maintained 3-bedroom villa is ideally located in a sought-after position within Boavista Golf & Spa in Lagos. Set in a prime spot, the property enjoys a unique blend of resort-style living, frontline golf views, and close proximity to the stunning Algarve coastline. Offering both comfort a

Location

📍 37.1038°N, 8.7054°W

· Lagos, Algarve, Portugal

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

House in Quinta da Boavista, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
149 m²
Land Plot
267 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$207K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$4,261/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
15.9 yr
Rental only

Property details

Year built: 2008
Energy: B
Condition: good

Description

This charming and impeccably maintained 3-bedroom villa is ideally located in a sought-after position within Boavista Golf & Spa in Lagos. Set in a prime spot, the property enjoys a unique blend of resort-style living, frontline golf views, and close proximity to the stunning Algarve coastline. Offering both comfort a

Income Breakdown

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Nightly Rate (ADR)
$468/night
50% ($215)Brixfox estimate($468/night)200% ($860)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$51,134
Airbnb data$468/night · 59% occupancy
Rental income
$468/night · 59% occ.
$101,075
Running costs (20%)
Utilities, cleaning, maintenance
-$20,215
Income tax (10%)
Indonesian rental income tax
-$28,301
Property tax
Annual property tax
-$1,425
Net income
6.3% ROI
$51,134

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$814,130
IMT (transfer tax, investment schedule)$48,848
Imposto de Selo (stamp duty)$6,513
Notary & registration$1,359
Legal / due diligence$12,212
Total acquisition costs$68,932
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,908
($4,859–$12,957)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$924,796

Gross yield (asking)

12.4%

True gross yield (all-in)

10.9%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $749K
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
$911K
+22%
Rental Income
+$250K
Total Position
$1.2M
+55%
9.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$539K
Total Position
$1.6M
+120%
8.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$1.3M
Total Position
$2.9M
+288%
7.0%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$2.2M
Total Position
$4.7M
+523%
6.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$430 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Average
267 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $430 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
5.6%
$3,786/mo
49% occ.
7.0%
$4,782/mo
59% occ.
8.5%
$5,777/mo
current
69% occ.
10.0%
$6,773/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.