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Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos
Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 2Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 3Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 4Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos — image 5
Grade Bvillamid-range

Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€550,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 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: €49,737/yr
Average Daily Rate: €240
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 24.9 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 64.8 / 100
Comparable Properties: 96
Data Confidence: 98%
Search Radius: 2 km

True Investment Cost

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

€631,735

+14.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€631,735

Gross yield (asking price)

9.0%

True gross yield (all-in)

7.9%

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
Building: 121 m²
Style: dated
Condition: good
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue leather sofaswooden dining setwhite kitchen cabinets

Score Breakdown

ROI
15.06
Visual Appeal
9.2
Ownership Security
13
Location
10.44
Land & Space
4.42
Rental Demand
5.68
Payback Speed
3
STR Suitability
4

Description

**Charming Semi-Detached House Overlooking Golf Course** Welcome to your dream home! This beautifully renovated semi-detached house boasts two spacious bedrooms and two recently updated bathrooms, perfect for modern living. With a generous 121 m² of constructed space, this property offers both comfort and style. Enjoy

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

Visit Algarve Retreats →Listed via Idealista.pt
2-bedroom freehold villa in Lagos — photo 1 of 5
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Andar de moradia in Rua do Pato Real, Quinta da Boavista, Lagos

Lagos · Western Algarve · Ref BF-1740 Source verified · Algarve Retreats · listed 16 Apr 2026
Asking price · Freehold
$597,826
View original listing
Ownership
Freehold
Bedrooms
2
Built area
121 m²
True net yield
4.0%
≈ $4,084/mo net after costs & tax
5-yr total return (net + appreciation)
11.2% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 65 · B

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

Description

**Charming Semi-Detached House Overlooking Golf Course** Welcome to your dream home! This beautifully renovated semi-detached house boasts two spacious bedrooms and two recently updated bathrooms, perfect for modern living. With a generous 121 m² of constructed space, this property offers both comfort and style. Enjoy

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)
$338/night
50% ($156)Brixfox estimate($338/night)200% ($622)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$33,754
Likely range $20,252 – $47,255
Airbnb data$338/night · 57% occupancy
Rental income
$338/night · 57% occ.
$64,911
Running costs (20%)
Utilities, cleaning, maintenance
-$12,982
Income tax (10%)
Indonesian rental income tax
-$18,175
Property tax
Annual property tax
-$0
Net income
5.6% ROI
$33,754

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.2%
6.3%
Fully-managed
4.8%
4.0%
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

9.5%

Annual Revenue

$64,911

Income Tax / yr

$5,679

Payback

25 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.8M$2.8M$1.9M$938K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 15: 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
$669K
+22%
Rental Income
+$165K
Total Position
$834K
+52%
8.7%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$356K
Total Position
$1.2M
+113%
7.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$834K
Total Position
$2.0M
+271%
6.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.5M
Total Position
$3.3M
+493%
6.1%/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
Good
5.6% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$311 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $311 — 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 57% — 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

37% occ.
5.3%
$2,649/mo
47% occ.
6.8%
$3,370/mo
57% occ.
8.2%
$4,090/mo
current
67% occ.
9.7%
$4,810/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.