T2 flat in Quinta da Boavista, Lagos
T2 flat in Quinta da Boavista, Lagos — image 2T2 flat in Quinta da Boavista, Lagos — image 3T2 flat in Quinta da Boavista, Lagos — image 4T2 flat in Quinta da Boavista, Lagos — image 5
Grade B+apartmentmid-range

T2 flat in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€649,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

62%

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: €45,164/yr
Average Daily Rate: €199
Payback Period: 17.9 years
5-yr Capital Value: €852,776
10-yr Capital Value: €1.0M
Brixfox Score: 65.2 / 100
Comparable Properties: 55
Data Confidence: 90%
Search Radius: 2 km

True Investment Cost

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

€728,967

+12.3% over asking

Asking price€649,000
IMT — Property transfer tax (investment schedule)€38,940
IS — Stamp duty (0.8%)€5,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,735
Total acquisition costs€55,117
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€728,967

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.2%

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: 2
Bathrooms: 2
Building: 109 m²
Style: contemporary
Condition: excellent
Year Built: 2020
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large balcony with golf course and ocean viewsopen-plan living and kitchen areamodern glass balcony railing

Score Breakdown

ROI
16.38
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.18
Rental Demand
6.22
Payback Speed
2
STR Suitability
3

Description

Luxury South-Facing Bayview Apartment in Boavista Golf Private, Turnkey & Resort Living at Its Best Set within the exclusive Bayview Village at Boavista Golf & Spa, this beautifully presented south-facing 2-bedroom apartment offers effortless luxury living in one of the Algarve's most sought-after resort locations. P

Location

📍 37.0948°N, 8.7073°W

· Lagos, Algarve, Portugal

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

T2 flat in Quinta da Boavista, Lagos

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

Grade B+ investment — short-term rental yields 4.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$179K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.6%
$2,733/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.5 yr
Rental only

Property details

Year built: 2020
Energy: A
Condition: excellent

Description

Luxury South-Facing Bayview Apartment in Boavista Golf Private, Turnkey & Resort Living at Its Best Set within the exclusive Bayview Village at Boavista Golf & Spa, this beautifully presented south-facing 2-bedroom apartment offers effortless luxury living in one of the Algarve's most sought-after resort locations. P

Income Breakdown

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Nightly Rate (ADR)
$288/night
50% ($133)Brixfox estimate($288/night)200% ($531)
Occupancy
62%
10%Brixfox estimate(62%)100%

Short-Term Rental

Yearly income
$32,796
Airbnb data$288/night · 62% occupancy
Rental income
$288/night · 62% occ.
$65,443
Running costs (20%)
Utilities, cleaning, maintenance
-$13,089
Income tax (10%)
Indonesian rental income tax
-$18,324
Property tax
Annual property tax
-$1,235
Net income
4.6% ROI
$32,796

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$705,435
IMT (transfer tax, investment schedule)$42,326
Imposto de Selo (stamp duty)$5,643
Notary & registration$1,359
Legal / due diligence$10,582
Total acquisition costs$59,910
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$792,355

Gross yield (asking)

9.3%

True gross yield (all-in)

8.3%

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.

$4.1M$3.1M$2.0M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $649K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$790K
+22%
Rental Income
+$160K
Total Position
$950K
+46%
7.9%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$346K
Total Position
$1.3M
+101%
7.2%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$811K
Total Position
$2.2M
+244%
6.4%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.4M
Total Position
$3.5M
+446%
5.8%/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
4.6% annual return
Occupancy
Good
62% average occupancy
Nightly Rate
Strong
$265 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $265 — 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 4.6% 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

42% occ.
4.2%
$2,486/mo
52% occ.
5.3%
$3,100/mo
62% occ.
6.3%
$3,715/mo
current
72% occ.
7.4%
$4,329/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.