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House in Odiáxere
House in Odiáxere — image 2House in Odiáxere — image 3House in Odiáxere — image 4House in Odiáxere — image 5
Grade C+villamid-range

House in Odiáxere

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.8%

True Gross Yield

65%

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: €50,942/yr
Average Daily Rate: €214
-3.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 200.4 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.2M
Brixfox Score: 53.3 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 3 km

True Investment Cost

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

€2.8M

+16.3% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€178,950
IS — Stamp duty (0.8%)€19,088
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,790
Total acquisition costs€235,078
Renovation (est. €350/m² × 350 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€122,500
(€87,500–€157,500)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.8%

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: 5
Building: 350 m²
Land: 3162 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
2
Visual Appeal
7.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
6.52
Payback Speed
0
STR Suitability
4

Description

This villa allows a new owner to have input in the final design and finish of a brand new villa tailored perfectly to their tastes. Initial design will offer a clean contemporary single level villa with an open plan lounge / dining area / fully fitted kitchen with Siemens incorporated appliances, all these areas flowi

Location

📍 37.1491°N, 8.6568°W

· Lagos, Algarve, Portugal

Listed by B&P Real Estate Agency 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

House in Odiáxere

Lagos · Western Algarve · Ref BF-1447 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$2,593,478
Ownership
Freehold
Bedrooms
3
Bathrooms
5
Built area
350 m²
Land
3162 m²
True net yield
0.5%
≈ $3,013/mo net after costs & tax
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~200 yrs from rent
Brixfox Score 53 · C+

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: A+
Condition: fair

Description

This villa allows a new owner to have input in the final design and finish of a brand new villa tailored perfectly to their tastes. Initial design will offer a clean contemporary single level villa with an open plan lounge / dining area / fully fitted kitchen with Siemens incorporated appliances, all these areas flowi

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)
$301/night
50% ($138)Brixfox estimate($301/night)200% ($554)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$34,503
Likely range $20,702 – $48,304
Airbnb data$301/night · 65% occupancy
Rental income
$301/night · 65% occ.
$66,352
Running costs (20%)
Utilities, cleaning, maintenance
-$13,270
Income tax (10%)
Indonesian rental income tax
-$18,579
Property tax
Annual property tax
-$0
Net income
1.3% ROI
$34,503

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.1%
Fully-managed
0.7%
0.5%
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

2.3%

Annual Revenue

$66,352

Income Tax / yr

$5,805

Payback

—

True All-In Cost
Asking price$2,593,478
IMT — transfer tax (non-resident 7.5%)$194,511
Stamp duty (0.8%)$20,748
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,851,454

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$10.6M$8.0M$5.3M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$169K
Total Position
$3.1M
+29%
5.2%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$364K
Total Position
$3.9M
+63%
5.0%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$853K
Total Position
$6.1M
+155%
4.8%/yr
Year 30
Capital Value
$7.7M
+224%
Rental Income
+$1.5M
Total Position
$9.2M
+288%
4.6%/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
Weak
1.3% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$277 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
3162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $277 — positioned in the top tier
Generous 3162 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% is below 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

45% occ.
1.3%
$2,898/mo
55% occ.
1.6%
$3,539/mo
65% occ.
1.9%
$4,180/mo
current
75% occ.
2.2%
$4,821/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.