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Detached house in Rua da Ria, Odiáxere
Detached house in Rua da Ria, Odiáxere — image 2Detached house in Rua da Ria, Odiáxere — image 3Detached house in Rua da Ria, Odiáxere — image 4Detached house in Rua da Ria, Odiáxere — image 5
Grade B+villamid-range

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

4.9%

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: €69,370/yr
Average Daily Rate: €282
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 33.0 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 71.6 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€1.4M

+14.4% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation (est. €55/m² × 396 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,780
(€11,880–€31,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.9%

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: 3
Bathrooms: 4
Building: 396 m²
Land: 1600 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

panoramic water viewsmultiple outdoor living spacestraditional Algarve architecture

Score Breakdown

ROI
11.61
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
7.8
Payback Speed
2
STR Suitability
4

Description

This property near the Alvor estuary enjoys stunning views. The basement with its 160 m2 garage is equipped with an electric gate and a video intercom system and is perfect to be converted into a games room or gym, or cinema room, for example. The ground floor has a spacious open-plan living/dining room overlooking t

Location

📍 37.1340°N, 8.6292°W

· Lagos, Algarve, Portugal

Listed by Teresa Rodrigues Mediação Imobiliária via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Lagos — photo 2 of 5
3-bedroom freehold villa in Lagos — photo 3 of 5
3-bedroom freehold villa in Lagos — photo 4 of 5
3-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve · Ref BF-1370 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$1,358,696
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
396 m²
Land
1600 m²
True net yield
3.0%
≈ $6,632/mo net after costs & tax
5-yr total return (net + appreciation)
9.5% / yr avg
Payback in ~33 yrs from rent
Brixfox Score 72 · 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

Energy: C
Condition: good

Description

This property near the Alvor estuary enjoys stunning views. The basement with its 160 m2 garage is equipped with an electric gate and a video intercom system and is perfect to be converted into a games room or gym, or cinema room, for example. The ground floor has a spacious open-plan living/dining room overlooking t

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)
$396/night
50% ($182)Brixfox estimate($396/night)200% ($729)
Occupancy
78%
10%Brixfox estimate(78%)100%

Short-Term Rental

Indicative
Yearly income
$54,310
Likely range $32,586 – $76,034
Airbnb data$396/night · 78% occupancy
Rental income
$396/night · 78% occ.
$104,442
Running costs (20%)
Utilities, cleaning, maintenance
-$20,888
Income tax (10%)
Indonesian rental income tax
-$29,244
Property tax
Annual property tax
-$0
Net income
4.0% ROI
$54,310

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.3%
4.7%
Fully-managed
3.6%
3.0%
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

6.9%

Annual Revenue

$104,442

Income Tax / yr

$9,139

Payback

33 yrs

True All-In Cost
Asking price$1,358,696
IMT — transfer tax (non-resident 7.5%)$101,902
Stamp duty (0.8%)$10,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,514,185

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$7.4M$5.5M$3.7M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$265K
Total Position
$1.8M
+43%
7.4%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$573K
Total Position
$2.4M
+94%
6.8%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.3M
Total Position
$4.1M
+227%
6.1%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.4M
Total Position
$6.4M
+415%
5.6%/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
Average
4.0% annual return
Occupancy
Strong
78% average occupancy
Nightly Rate
Strong
$365 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 78% — consistent booking demand
Premium nightly rate of $365 — positioned in the top tier
Generous 1600 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.0% is near the market average — model your cashflow carefully

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

58% occ.
4.3%
$4,893/mo
68% occ.
5.1%
$5,736/mo
78% occ.
5.8%
$6,580/mo
current
88% occ.
6.6%
$7,423/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.