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House in Odiáxere
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Grade Bvillabudget

House in Odiáxere

Lagos · Western Algarve ·

€450,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.2%

True Net Yield (Managed, all-in)

6.4%

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: €43,074/yr
Average Daily Rate: €181
-18.0% vs area baselineImage quality 5/10 (-6%), Modern/contemporary style (+12%), No pool (-12%), Budget finish (-12%)
Payback Period: 24.6 years
5-yr Capital Value: €521,673
10-yr Capital Value: €604,762
Brixfox Score: 58.7 / 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.

€677,730

+50.6% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €900/m² × 189 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€170,100
(€132,300–€207,900)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€677,730

Gross yield (asking price)

9.6%

True gross yield (all-in)

6.4%

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: 189 m²
Land: 102 m²
Style: contemporary
Condition: needs-renovation
Year Built: 2026
Energy Certificate: A

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.21
Visual Appeal
6.2
Ownership Security
13
Location
8.4
Land & Space
2.35
Rental Demand
6.52
Payback Speed
3
STR Suitability
4

Description

Modern 3-bedroom townhouse under construction, designed to provide comfort, functionality, versatility and quality of life, in a quiet and strategic location in the Algarve. Set on a 102 m² plot, the property has a well-distributed area, providing ample and versatile spaces. Spread over three floors and with generous

Location

📍 37.1491°N, 8.6568°W

· Lagos, Algarve, Portugal

View this property on LUXIMOS Christie’s International Real Estate →Listed via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
LUXIMOS Christie’s International Real Estate
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House in Odiáxere

Lagos · Western Algarve · Ref BF-64801 Source verified · LUXIMOS Christie’s International Real Estate · listed 3 Jun 2026
Asking price · Freehold
$489,130
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
189 m²
Land
102 m²
True net yield
4.1%
≈ $3,480/mo net after costs & tax
5-yr total return (net + appreciation)
11.5% / yr avg
Payback in ~25 yrs from rent
Brixfox Score 59 · 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

Year built: 2026
Energy: A
Condition: needs-renovation

Description

Modern 3-bedroom townhouse under construction, designed to provide comfort, functionality, versatility and quality of life, in a quiet and strategic location in the Algarve. Set on a 102 m² plot, the property has a well-distributed area, providing ample and versatile spaces. Spread over three floors and with generous

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)
$254/night
50% ($117)Brixfox estimate($254/night)200% ($468)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Indicative
Yearly income
$29,167
Likely range $17,500 – $40,835
Airbnb data$254/night · 65% occupancy
Rental income
$254/night · 65% occ.
$56,091
Running costs (20%)
Utilities, cleaning, maintenance
-$11,218
Income tax (10%)
Indonesian rental income tax
-$15,706
Property tax
Annual property tax
-$0
Net income
6.0% ROI
$29,167

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.4%
6.5%
Fully-managed
4.9%
4.1%
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

9.9%

Annual Revenue

$56,091

Income Tax / yr

$4,908

Payback

25 yrs

True All-In Cost
Asking price$489,130
IMT — transfer tax (non-resident 7.5%)$36,685
Stamp duty (0.8%)$3,913
Notary + registry$2,174
Legal$6,016
Furnishing + STR launch$27,174
All-in cost$565,092

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$3.1M$2.4M$1.6M$787K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$142K
Total Position
$690K
+53%
8.9%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$308K
Total Position
$974K
+116%
8.0%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$721K
Total Position
$1.7M
+279%
6.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+508%
6.2%/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
Good
6.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$234 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
102 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $234 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
6.0%
$2,450/mo
55% occ.
7.3%
$2,992/mo
65% occ.
8.7%
$3,534/mo
current
75% occ.
10.0%
$4,075/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.