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Detached house, Boavista, Lote 13, Atalaia, Lagos
Detached house, Boavista, Lote 13, Atalaia, Lagos — image 2Detached house, Boavista, Lote 13, Atalaia, Lagos — image 3Detached house, Boavista, Lote 13, Atalaia, Lagos — image 4Detached house, Boavista, Lote 13, Atalaia, Lagos — image 5
Grade A+villamid-range

Detached house, Boavista, Lote 13, Atalaia, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €177,128/yr
Average Daily Rate: €805
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 13.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.8M
Brixfox Score: 87.1 / 100
Comparable Properties: 6
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€1.5M

+14.4% 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 × 275 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,125
(€8,250–€22,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

13.1%

True gross yield (all-in)

11.5%

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: 5
Bathrooms: 3
Building: 275 m²
Land: 1162 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: B-
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood-burning-stoveoutdoor-kitchen-bbqpool-slide

Score Breakdown

ROI
23.86
Visual Appeal
12.8
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
6.03
Payback Speed
5
STR Suitability
4

Description

Situated on a generous plot near the entrance of the Boavista Resort, this single-level villa offers a perfect blend of comfort, style, and convenience, ideal for family living or entertaining. Upon entering, you are welcomed into a bright and open-plan living and dining area, perfect for gatherings with family and fr

Location

📍 37.0879°N, 8.7059°W

· Lagos, Algarve, Portugal

Listed by B&P Real Estate Agency via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Lagos — photo 2 of 5
5-bedroom freehold villa in Lagos — photo 3 of 5
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5-bedroom freehold villa in Lagos — photo 5 of 5

Detached house, Boavista, Lote 13, Atalaia, Lagos

Lagos · Western Algarve · Ref BF-1354 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,467,391
Ownership
Freehold
Bedrooms
5
Bathrooms
3
Built area
275 m²
Land
1162 m²
True net yield
7.4%
≈ $16,144/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 87 · 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

Year built: 2000
Energy: B-
Condition: good

Description

Situated on a generous plot near the entrance of the Boavista Resort, this single-level villa offers a perfect blend of comfort, style, and convenience, ideal for family living or entertaining. Upon entering, you are welcomed into a bright and open-plan living and dining area, perfect for gatherings with family and fr

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)
$1,132/night
50% ($521)Brixfox estimate($1,132/night)200% ($2084)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$119,982
Likely range $71,989 – $167,974
Airbnb data$1,132/night · 60% occupancy
Rental income
$1,132/night · 60% occ.
$230,734
Running costs (20%)
Utilities, cleaning, maintenance
-$46,147
Income tax (10%)
Indonesian rental income tax
-$64,605
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$119,982

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

7.4%

on all-in cost of $1,631,902

Scenario
Pre-tax
After-tax
Owner-managed
11.9%
10.6%
Fully-managed
8.7%
7.4%
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

14.1%

Annual Revenue

$230,734

Income Tax / yr

$20,189

Payback

13 yrs

True All-In Cost
Asking price$1,467,391
IMT — transfer tax (non-resident 7.5%)$110,054
Stamp duty (0.8%)$11,739
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,631,902

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$11.1M$8.3M$5.5M$2.8M$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 11: 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
$1.6M
+22%
Rental Income
+$586K
Total Position
$2.2M
+65%
10.5%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.3M
Total Position
$3.3M
+142%
9.2%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$3.0M
Total Position
$5.9M
+339%
7.7%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$5.3M
Total Position
$9.6M
+613%
6.8%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.2% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$1042 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $1042 — positioned in the top tier
Generous 1162 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

40% occ.
7.9%
$9,714/mo
50% occ.
9.9%
$12,125/mo
60% occ.
11.9%
$14,536/mo
current
70% occ.
13.9%
$16,947/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.