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Detached house in Avenida Atlântico, Quinta da Boavista, Lagos
Detached house in Avenida Atlântico, Quinta da Boavista, Lagos — image 2Detached house in Avenida Atlântico, Quinta da Boavista, Lagos — image 3Detached house in Avenida Atlântico, Quinta da Boavista, Lagos — image 4Detached house in Avenida Atlântico, Quinta da Boavista, Lagos — image 5
Grade A+villaluxury

Detached house in Avenida Atlântico, Quinta da Boavista, Lagos

Lagos · Western Algarve ·

€1.4M

Asking Price (EUR)

9.5%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

11.3%

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: €186,812/yr
Average Daily Rate: €759
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has ocean (+10%), Luxury finish (+8%)
Payback Period: 12.8 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €1.9M
Brixfox Score: 90.1 / 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.

€1.7M

+14.2% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
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)€1.7M

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.3%

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: 450 m²
Land: 790 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: a
Private Pool
ocean

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple private poolsgolf course proximityocean viewsmodern open-plan livingspacious outdoor terraces

Score Breakdown

ROI
24.6
Visual Appeal
15.6
Ownership Security
13
Location
10.44
Land & Space
10.34
Rental Demand
7.13
Payback Speed
5
STR Suitability
4

Description

Fully independent and with no condominium fees. Villa built in 2022, located in the prestigious Boavista Golf Resort, in Lagos. It features an open-plan living room, kitchen, and dining area, with direct access to the heated pool and outdoor terraces. It has 3 en-suite bedrooms on the upper floor, an additional room

Location

📍 37.1037°N, 8.7039°W

· Lagos, Algarve, Portugal

Visit The Coast →Listed via Idealista.pt
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Detached house in Avenida Atlântico, Quinta da Boavista, Lagos

Lagos · Western Algarve · Ref BF-65332 Source verified · The Coast · listed 3 Jun 2026
Asking price · Freehold
$1,576,087
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
450 m²
Land
790 m²
True net yield
7.8%
≈ $18,098/mo net after costs & tax
5-yr total return (net + appreciation)
14.0% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 90 · 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: 2022
Energy: a
Condition: excellent
View: ocean

Description

Fully independent and with no condominium fees. Villa built in 2022, located in the prestigious Boavista Golf Resort, in Lagos. It features an open-plan living room, kitchen, and dining area, with direct access to the heated pool and outdoor terraces. It has 3 en-suite bedrooms on the upper floor, an additional room

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)
$1,068/night
50% ($491)Brixfox estimate($1,068/night)200% ($1966)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Indicative
Yearly income
$133,819
Likely range $80,291 – $187,347
Airbnb data$1,068/night · 71% occupancy
Rental income
$1,068/night · 71% occ.
$257,345
Running costs (20%)
Utilities, cleaning, maintenance
-$51,469
Income tax (10%)
Indonesian rental income tax
-$72,056
Property tax
Annual property tax
-$0
Net income
8.5% ROI
$133,819

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.4%
11.1%
Fully-managed
9.1%
7.8%
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

14.7%

Annual Revenue

$257,345

Income Tax / yr

$22,517

Payback

13 yrs

True All-In Cost
Asking price$1,576,087
IMT — transfer tax (non-resident 7.5%)$118,207
Stamp duty (0.8%)$12,609
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,749,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$12.1M$9.1M$6.1M$3.0M$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
$1.8M
+22%
Rental Income
+$654K
Total Position
$2.4M
+67%
10.8%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.4M
Total Position
$3.6M
+145%
9.4%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$3.3M
Total Position
$6.5M
+347%
7.8%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$5.9M
Total Position
$10.6M
+628%
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
8.5% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Strong
$983 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $983 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

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

51% occ.
8.9%
$11,664/mo
61% occ.
10.6%
$13,939/mo
71% occ.
12.3%
$16,214/mo
current
81% occ.
14.1%
$18,488/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.