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Detached house in Sitio dos Palmares, Odiáxere
Detached house in Sitio dos Palmares, Odiáxere — image 2Detached house in Sitio dos Palmares, Odiáxere — image 3Detached house in Sitio dos Palmares, Odiáxere — image 4Detached house in Sitio dos Palmares, Odiáxere — image 5
Grade A+villaluxury

Detached house in Sitio dos Palmares, Odiáxere

Lagos · Western Algarve ·

€1.2M

Asking Price (EUR)

9.6%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

46%

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: €157,793/yr
Average Daily Rate: €938
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 13.5 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.6M
Brixfox Score: 85 / 100
Comparable Properties: 13
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€1.4M

+15.1% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,625
IS — Stamp duty (0.8%)€9,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,925
Total acquisition costs€118,360
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)€1.4M

Gross yield (asking price)

13.2%

True gross yield (all-in)

11.5%

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: 186 m²
Land: 5006 m²
Style: contemporary
Condition: excellent
Year Built: 1984
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

long private drivewaylarge outdoor play area for childrenmultiple outdoor seating areasopen-plan living and dining

Score Breakdown

ROI
23.8
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.61
Payback Speed
5
STR Suitability
4

Description

This beautifully refurbished villa perfectly blends modern comfort with authentic Algarve character, offering the ideal setting for family life, entertaining, and relaxed living in the sun. Set in a sought-after position bordering the pines of Palmares golf resort, the home enjoys a tranquil environment while being just minutes from Meia Praia beach, Lagos Marina, and the historic town centre. The villa's layout has been thoughtfully designed: - A bright and spacious entrance hall welcomes you,

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

View this property on Lagos Algarve Real Estate →Listed via Idealista.pt
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Detached house in Sitio dos Palmares, Odiáxere

Lagos · Western Algarve · Ref BF-669 Source verified · Lagos Algarve Real Estate · listed 2 Jun 2026
Asking price · Freehold
$1,298,913
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
186 m²
Land
5006 m²
True net yield
7.4%
≈ $14,335/mo net after costs & tax
5-yr total return (net + appreciation)
13.8% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 85 · 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: 1984
Energy: B-
Condition: excellent

Description

This beautifully refurbished villa perfectly blends modern comfort with authentic Algarve character, offering the ideal setting for family life, entertaining, and relaxed living in the sun. Set in a sought-after position bordering the pines of Palmares golf resort, the home enjoys a tranquil environment while being just minutes from Meia Praia beach, Lagos Marina, and the historic town centre. The villa's layout has been thoughtfully designed: - A bright and spacious entrance hall welcomes you,

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)
$1,320/night
50% ($607)Brixfox estimate($1,320/night)200% ($2428)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Indicative
Yearly income
$106,888
Likely range $64,133 – $149,643
Airbnb data$1,320/night · 46% occupancy
Rental income
$1,320/night · 46% occ.
$205,554
Running costs (20%)
Utilities, cleaning, maintenance
-$41,111
Income tax (10%)
Indonesian rental income tax
-$57,555
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$106,888

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
11.9%
10.6%
Fully-managed
8.6%
7.4%
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

14.2%

Annual Revenue

$205,554

Income Tax / yr

$17,986

Payback

14 yrs

True All-In Cost
Asking price$1,298,913
IMT — transfer tax (non-resident 7.5%)$97,418
Stamp duty (0.8%)$10,391
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,449,440

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$9.8M$7.4M$4.9M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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
$1.5M
+22%
Rental Income
+$522K
Total Position
$2.0M
+65%
10.6%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$1.1M
Total Position
$2.9M
+142%
9.3%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$2.6M
Total Position
$5.3M
+340%
7.7%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$4.7M
Total Position
$8.6M
+616%
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
8.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$1214 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
5006 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $1214 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

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

30% occ.
7.8%
$8,429/mo
40% occ.
10.4%
$11,238/mo
46% occ.
12.0%
$12,950/mo
current
56% occ.
14.6%
$15,759/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.