T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos
T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos — image 2T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos — image 3T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos — image 4T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos — image 5
Grade Bapartmentmid-range

T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€649,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €47,965/yr
Average Daily Rate: €215
Payback Period: 26.7 years
5-yr Capital Value: €752,369
10-yr Capital Value: €872,202
Brixfox Score: 63.9 / 100
Comparable Properties: 56
Data Confidence: 91%
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)

7.4%

True gross yield (all-in)

6.6%

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: 110 m²
Style: contemporary
Condition: excellent
Year Built: 2019
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchen arealarge balcony with panoramic viewsretractable awning on balcony

Score Breakdown

ROI
14.13
Visual Appeal
10
Ownership Security
13
Location
10.44
Land & Space
4.2
Rental Demand
6.12
Payback Speed
2
STR Suitability
4

Description

Nestled in the Quinta da Boavista Resort and Spa, in the newest condominium, on the highest part of the development, Bayview Village, we present this magnificent 2-bedroom apartment with an impressive view of the golf course, the sea, the mountains and the town of Lagos. It is located on the 1st and top floor of a 2-s

Location

📍 37.0941°N, 8.7044°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos
Idealista.pt
Source verified

T2 flat, Boavista Bayviews M159-h, Quinta da Boavista, Lagos

Lagos · Western Algarve · Freehold · Ref BF-725
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
110 m²
True net yield
3.8%
≈ $4,210/mo net after costs & tax
Brixfox Score 64 · B

Property details

Year built: 2019
Energy: A
Condition: excellent

Description

Nestled in the Quinta da Boavista Resort and Spa, in the newest condominium, on the highest part of the development, Bayview Village, we present this magnificent 2-bedroom apartment with an impressive view of the golf course, the sea, the mountains and the town of Lagos. It is located on the 1st and top floor of a 2-s

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$309/night
50% ($142)Brixfox estimate($309/night)200% ($568)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$33,219
Airbnb data$309/night · 61% occupancy
Rental income
$309/night · 61% occ.
$63,883
Running costs (20%)
Utilities, cleaning, maintenance
-$12,777
Income tax (10%)
Indonesian rental income tax
-$17,887
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$33,219

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.8%

on all-in cost of $783,533

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.7%
Fully-managed
4.5%
3.8%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

8.2%

Annual Revenue

$63,883

Income Tax / yr

$5,590

Payback

27 yrs

True All-In Cost
Asking price$705,435
IMT — transfer tax (non-resident 7.5%)$52,908
Stamp duty (0.8%)$5,643
Notary + registry$2,174
Legal$8,677
Furnishing + STR launch$8,696
All-in cost$783,533

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
+$162K
Total Position
$952K
+47%
8.0%/yr
Year 10
Capital Value
$961K
+48%
Rental Income
+$350K
Total Position
$1.3M
+102%
7.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$821K
Total Position
$2.2M
+246%
6.4%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.5M
Total Position
$3.6M
+448%
5.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$284 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 $284 — 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 4.7% 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

41% occ.
4.6%
$2,710/mo
51% occ.
5.7%
$3,367/mo
61% occ.
6.8%
$4,025/mo
current
71% occ.
8.0%
$4,682/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$705,435
3.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.