T2 flat in Odiáxere, Lagos
T2 flat in Odiáxere, Lagos — image 2T2 flat in Odiáxere, Lagos — image 3T2 flat in Odiáxere, Lagos — image 4T2 flat in Odiáxere, Lagos — image 5
Grade B+apartmentluxury

T2 flat in Odiáxere, Lagos

Lagos · Western Algarve ·

€815,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €56,678/yr
Average Daily Rate: €259
Payback Period: 17.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 70.4 / 100
Comparable Properties: 7
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€926,345

+13.7% over asking

Asking price€815,000
IMT — Property transfer tax (investment schedule)€48,900
IS — Stamp duty (0.8%)€6,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,225
Total acquisition costs€68,895
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€926,345

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.1%

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: 2
Bathrooms: 2
Building: 144 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architecturefloor-to-ceiling windowsgolf course frontageocean views

Score Breakdown

ROI
16.56
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
4.88
Rental Demand
6
Payback Speed
2
STR Suitability
3

Description

This beautifully designed 2 bedroom apartment is a rare resale opportunity within the prestigious Palmares Signature Apartments – Phase I, offering an exceptional combination of comfort, style, and breathtaking sea views. Situated in the heart of the renowned Palmares Golf Resort, this elegant apartment enjoys a privil

Location

📍 37.1292°N, 8.6406°W

· Lagos, Algarve, Portugal

View on Exclusive Algarve Villas →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T2 flat in Odiáxere, Lagos

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
144 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+10.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$225K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$3,510/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.0 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

This beautifully designed 2 bedroom apartment is a rare resale opportunity within the prestigious Palmares Signature Apartments – Phase I, offering an exceptional combination of comfort, style, and breathtaking sea views. Situated in the heart of the renowned Palmares Golf Resort, this elegant apartment enjoys a privil

Income Breakdown

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Nightly Rate (ADR)
$383/night
50% ($176)Brixfox estimate($383/night)200% ($706)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$42,124
Airbnb data$383/night · 60% occupancy
Rental income
$383/night · 60% occ.
$83,989
Running costs (20%)
Utilities, cleaning, maintenance
-$16,798
Income tax (10%)
Indonesian rental income tax
-$23,517
Property tax
Annual property tax
-$1,550
Net income
4.8% ROI
$42,124

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$885,870
IMT (transfer tax, investment schedule)$53,152
Imposto de Selo (stamp duty)$7,087
Notary & registration$1,359
Legal / due diligence$13,288
Total acquisition costs$74,886
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$1,006,897

Gross yield (asking)

9.5%

True gross yield (all-in)

8.3%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $815K
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
$992K
+22%
Rental Income
+$206K
Total Position
$1.2M
+47%
8.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$444K
Total Position
$1.7M
+103%
7.3%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$1.0M
Total Position
$2.8M
+247%
6.4%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.8M
Total Position
$4.5M
+451%
5.9%/yr

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$353 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $353 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% is near 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

40% occ.
4.2%
$3,137/mo
50% occ.
5.4%
$3,954/mo
60% occ.
6.5%
$4,770/mo
current
70% occ.
7.6%
$5,587/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.