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House in Quinta da Boavista, Lagos
House in Quinta da Boavista, Lagos — image 2House in Quinta da Boavista, Lagos — image 3House in Quinta da Boavista, Lagos — image 4House in Quinta da Boavista, Lagos — image 5
Grade A+villaluxury

House in Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.8%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

67%

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: €173,251/yr
Average Daily Rate: €704
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.2 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.8M
Brixfox Score: 89.2 / 100
Comparable Properties: 8
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.6M

+15.3% 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 × 194 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,670
(€5,820–€15,520)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.1%

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: 4
Bathrooms: 4
Building: 194 m²
Land: 1348 m²
Style: portuguese-traditional
Condition: good
Year Built: 1990
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level terracescurved architectural elementsextensive private groundsgolf course proximity

Score Breakdown

ROI
24.18
Visual Appeal
13.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
7.02
Payback Speed
5
STR Suitability
4

Description

Spacious 5-Bedroom Villa with Pool near Boavista Golf, Lagos Located in a sought-after residential area on Boavista Golf & Spa Resort, this impressive 5-bedroom villa offers generous proportions, privacy, and a highly versatile layoutideal as a family home, holiday retreat, or rental investment. Set on a spacious plo

Location

📍 37.1032°N, 8.7037°W

· Lagos, Algarve, Portugal

View this property on Luz Villa Sales →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Luz Villa Sales
4-bedroom freehold villa in Lagos — photo 2 of 5
4-bedroom freehold villa in Lagos — photo 3 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

House in Quinta da Boavista, Lagos

Lagos · Western Algarve · Ref BF-569 Source verified · Luz Villa Sales · listed 3 Jun 2026
Asking price · Freehold
$1,467,391
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
194 m²
Land
1348 m²
True net yield
7.6%
≈ $16,472/mo net after costs & tax
5-yr total return (net + appreciation)
13.9% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 89 · 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: 1990
Energy: C
Condition: good

Description

Spacious 5-Bedroom Villa with Pool near Boavista Golf, Lagos Located in a sought-after residential area on Boavista Golf & Spa Resort, this impressive 5-bedroom villa offers generous proportions, privacy, and a highly versatile layoutideal as a family home, holiday retreat, or rental investment. Set on a spacious plo

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)
$991/night
50% ($456)Brixfox estimate($991/night)200% ($1823)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Indicative
Yearly income
$122,227
Likely range $73,336 – $171,118
Airbnb data$991/night · 70% occupancy
Rental income
$991/night · 70% occ.
$235,052
Running costs (20%)
Utilities, cleaning, maintenance
-$47,010
Income tax (10%)
Indonesian rental income tax
-$65,815
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$122,227

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.1%
10.8%
Fully-managed
8.8%
7.6%
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

14.4%

Annual Revenue

$235,052

Income Tax / yr

$20,567

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.

$11.2M$8.4M$5.6M$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
+$597K
Total Position
$2.2M
+66%
10.7%/yr
Year 10
Capital Value
$2.0M
+48%
Rental Income
+$1.3M
Total Position
$3.3M
+144%
9.3%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$3.0M
Total Position
$6.0M
+343%
7.7%/yr
Year 30
Capital Value
$4.4M
+224%
Rental Income
+$5.3M
Total Position
$9.7M
+621%
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
8.3% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$912 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1348 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.3% — outperforms most villas in this market
Premium nightly rate of $912 — positioned in the top tier
Generous 1348 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

50% occ.
8.7%
$10,590/mo
60% occ.
10.4%
$12,699/mo
70% occ.
12.1%
$14,809/mo
current
80% occ.
13.8%
$16,918/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.