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House in Quinta da Boavista, Lagos
Grade Avillamid-range

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€675,000

Asking Price (EUR)

8.7%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

10.8%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €83,101/yr
Average Daily Rate: €345
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has garden (+10%)
Payback Period: 15.9 years
5-yr Capital Value: €782,510
10-yr Capital Value: €907,144
Brixfox Score: 75.6 / 100
Comparable Properties: 65
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€772,065

+14.4% over asking

Asking price€675,000
IMT — Property transfer tax (investment schedule)€40,500
IS — Stamp duty (0.8%)€5,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,125
Total acquisition costs€57,275
Renovation (est. €55/m² × 138 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,590
(€4,140–€11,040)
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)€772,065

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.8%

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
Building: 138 m²
Style: portuguese-traditional
Condition: good
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesbalcony with wrought iron railingcobblestone pathway

Score Breakdown

ROI
21.56
Visual Appeal
11.2
Ownership Security
13
Location
10.44
Land & Space
4.76
Rental Demand
6.59
Payback Speed
4
STR Suitability
4

Description

Situated in the highly sought-after Lakeview area of Boavista Golf & Spa, this beautifully presented 3-bedroom, 3-bathroom end-of-terrace villa offers stylish, low-maintenance living in a peaceful and prestigious setting. The vibrant historic centre of Lagos is just a short drive away, offering an excellent selection

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

House in Quinta da Boavista, Lagos

Lagos · Western Algarve · Ref BF-86925 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$733,696
Ownership
Freehold
Bedrooms
3
Built area
138 m²
True net yield
6.3%
≈ $7,245/mo net after costs & tax
5-yr total return (net + appreciation)
13.2% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 76 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good
View: garden

Description

Situated in the highly sought-after Lakeview area of Boavista Golf & Spa, this beautifully presented 3-bedroom, 3-bathroom end-of-terrace villa offers stylish, low-maintenance living in a peaceful and prestigious setting. The vibrant historic centre of Lagos is just a short drive away, offering an excellent selection

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)
$483/night
50% ($222)Brixfox estimate($483/night)200% ($889)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$55,982
Likely range $33,589 – $78,375
Airbnb data$483/night · 66% occupancy
Rental income
$483/night · 66% occ.
$107,658
Running costs (20%)
Utilities, cleaning, maintenance
-$21,532
Income tax (10%)
Indonesian rental income tax
-$30,144
Property tax
Annual property tax
-$0
Net income
7.6% ROI
$55,982

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.3%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
10.4%
9.3%
Fully-managed
7.4%
6.3%
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

12.9%

Annual Revenue

$107,658

Income Tax / yr

$9,420

Payback

16 yrs

True All-In Cost
Asking price$733,696
IMT — transfer tax (non-resident 7.5%)$55,027
Stamp duty (0.8%)$5,870
Notary + registry$2,174
Legal$9,025
Furnishing + STR launch$27,174
All-in cost$832,965

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $675K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$821K
+22%
Rental Income
+$273K
Total Position
$1.1M
+62%
10.2%/yr
Year 10
Capital Value
$999K
+48%
Rental Income
+$590K
Total Position
$1.6M
+135%
8.9%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.4M
Total Position
$2.9M
+324%
7.5%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.5M
Total Position
$4.6M
+587%
6.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$445 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $445 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

46% occ.
7.7%
$4,725/mo
56% occ.
9.4%
$5,754/mo
66% occ.
11.1%
$6,782/mo
current
76% occ.
12.8%
$7,811/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. Market factors in Portugal may impact actual yields.