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Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos
Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos — image 2Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos — image 3Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos — image 4Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos — image 5
Grade Avillaluxury

Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

5.5%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

58%

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: €109,761/yr
Average Daily Rate: €519
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has garden (+10%), Luxury finish (+8%)
Payback Period: 24.8 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 79 / 100
Comparable Properties: 9
Data Confidence: 79%
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

+14.3% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€104,625
IS — Stamp duty (0.8%)€11,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,925
Total acquisition costs€137,960
Renovation€0 — move-in ready
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)

7.9%

True gross yield (all-in)

6.9%

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: 4
Bathrooms: 1
Building: 300 m²
Land: 1100 m²
Style: modern
Condition: excellent
Year Built: 2023
Energy Certificate: A+
Private Pool
garden

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolopen-plan livingfloor-to-ceiling sliding glass doorsminimalist kitchen designintegrated appliances

Score Breakdown

ROI
15.12
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
12
Rental Demand
5.79
Payback Speed
3
STR Suitability
4

Description

t's 7 AM in July. You're at the far end of the pool, turning for your tenth length. The water is warm because the automatic cover has been holding yesterday's sun all night. The garden is still in shadow, the cliffs of Porto de Mós are catching the first light five minutes down the road, and the only thing you can hear

Location

📍 37.1028°N, 8.6731°W

· Lagos, Algarve, Portugal

View this property on eXp Global Portugal →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
eXp Global Portugal
4-bedroom freehold villa in Lagos — photo 2 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Estrada da Atalaia Nn, Quinta da Boavista, Lagos

Lagos · Western Algarve · Ref BF-64817 Source verified · eXp Global Portugal · listed 2 Jun 2026
Asking price · Freehold
$1,516,304
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
1
Built area
300 m²
Land
1100 m²
True net yield
4.0%
≈ $9,458/mo net after costs & tax
5-yr total return (net + appreciation)
10.4% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 79 · 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: 2023
Energy: A+
Condition: excellent
View: garden

Description

t's 7 AM in July. You're at the far end of the pool, turning for your tenth length. The water is warm because the automatic cover has been holding yesterday's sun all night. The garden is still in shadow, the cliffs of Porto de Mós are catching the first light five minutes down the road, and the only thing you can hear

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)
$730/night
50% ($336)Brixfox estimate($730/night)200% ($1344)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$74,329
Likely range $44,598 – $104,061
Airbnb data$730/night · 58% occupancy
Rental income
$730/night · 58% occ.
$142,940
Running costs (20%)
Utilities, cleaning, maintenance
-$28,588
Income tax (10%)
Indonesian rental income tax
-$40,023
Property tax
Annual property tax
-$0
Net income
4.9% ROI
$74,329

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
6.7%
6.0%
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

8.5%

Annual Revenue

$142,940

Income Tax / yr

$12,508

Payback

25 yrs

True All-In Cost
Asking price$1,516,304
IMT — transfer tax (non-resident 7.5%)$113,723
Stamp duty (0.8%)$12,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,684,875

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$8.9M$6.7M$4.5M$2.2M$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 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
$1.7M
+22%
Rental Income
+$363K
Total Position
$2.1M
+48%
8.1%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$784K
Total Position
$2.8M
+104%
7.4%/yr
Year 20
Capital Value
$3.1M
+119%
Rental Income
+$1.8M
Total Position
$4.9M
+251%
6.5%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$3.3M
Total Position
$7.8M
+458%
5.9%/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
Average
4.9% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$672 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $672 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.9% 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

38% occ.
4.7%
$5,895/mo
48% occ.
5.9%
$7,451/mo
58% occ.
7.1%
$9,006/mo
current
68% occ.
8.4%
$10,561/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.