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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 Avillaluxury

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

6.5%

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: €171,608/yr
Average Daily Rate: €697
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 25.1 years
5-yr Capital Value: €2.7M
10-yr Capital Value: €3.2M
Brixfox Score: 76.9 / 100
Comparable Properties: 19
Data Confidence: 75%
Search Radius: 6 km

True Investment Cost

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

€2.6M

+12.5% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€176,250
IS — Stamp duty (0.8%)€18,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,250
Total acquisition costs€231,550
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)€2.6M

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.5%

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: 3
Building: 439 m²
Land: 2757 m²
Style: modern
Condition: excellent
Year Built: 2010
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolfloor-to-ceiling glass wallsmultiple terraces/balconiesrooftop lounge areamodern minimalist architecture

Score Breakdown

ROI
14.97
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.89
Payback Speed
2
STR Suitability
4

Description

**Unique Seaside Villa in Lagos** Discover this unique villa, situated on the stunning Algarve coast of Lagos. With a prime location, this home offers breathtaking sea views and is surrounded by the natural beauty of the region. The south-facing orientation ensures sun all day long, creating a perfect environment for

Location

📍 37.1340°N, 8.6292°W

· Lagos, Algarve, Portugal

Visit Algarve Retreats →Listed via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
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4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve · Ref BF-1429 Source verified · Algarve Retreats · listed 3 Jun 2026
Asking price · Freehold
$2,554,348
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
439 m²
Land
2757 m²
True net yield
4.0%
≈ $15,327/mo net after costs & tax
5-yr total return (net + appreciation)
10.2% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 77 · 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: 2010
Energy: C
Condition: excellent

Description

**Unique Seaside Villa in Lagos** Discover this unique villa, situated on the stunning Algarve coast of Lagos. With a prime location, this home offers breathtaking sea views and is surrounded by the natural beauty of the region. The south-facing orientation ensures sun all day long, creating a perfect environment for

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)
$981/night
50% ($451)Brixfox estimate($981/night)200% ($1804)
Occupancy
69%
10%Brixfox estimate(69%)100%

Short-Term Rental

Indicative
Yearly income
$118,786
Likely range $71,272 – $166,300
Airbnb data$981/night · 69% occupancy
Rental income
$981/night · 69% occ.
$228,435
Running costs (20%)
Utilities, cleaning, maintenance
-$45,687
Income tax (10%)
Indonesian rental income tax
-$63,962
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$118,786

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
6.5%
5.8%
Fully-managed
4.7%
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

8.1%

Annual Revenue

$228,435

Income Tax / yr

$19,988

Payback

25 yrs

True All-In Cost
Asking price$2,554,348
IMT — transfer tax (non-resident 7.5%)$191,576
Stamp duty (0.8%)$20,435
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,809,076

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$14.7M$11.1M$7.4M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.4M
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
$2.9M
+22%
Rental Income
+$580K
Total Position
$3.4M
+46%
7.9%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$1.3M
Total Position
$4.7M
+101%
7.2%/yr
Year 20
Capital Value
$5.1M
+119%
Rental Income
+$2.9M
Total Position
$8.1M
+244%
6.4%/yr
Year 30
Capital Value
$7.6M
+224%
Rental Income
+$5.2M
Total Position
$12.8M
+446%
5.8%/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
Average
4.7% annual return
Occupancy
Good
69% average occupancy
Nightly Rate
Strong
$902 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2757 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $902 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2757 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

49% occ.
4.8%
$10,216/mo
59% occ.
5.8%
$12,304/mo
69% occ.
6.8%
$14,392/mo
current
79% occ.
7.7%
$16,480/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.