Estate, N125, Odiáxere, Lagos
Estate, N125, Odiáxere, Lagos — image 2Estate, N125, Odiáxere, Lagos — image 3Estate, N125, Odiáxere, Lagos — image 4Estate, N125, Odiáxere, Lagos — image 5
Grade Bapartmentmid-range

Estate, N125, Odiáxere, Lagos

Lagos · Western Algarve ·

€4.5M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

49%

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: €38,426/yr
Average Daily Rate: €217
Payback Period: 142.7 years
5-yr Capital Value: €5.9M
10-yr Capital Value: €7.2M
Brixfox Score: 60.7 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€5.0M

+10.9% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,500
IS — Stamp duty (0.8%)€36,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,500
Total acquisition costs€442,250
Renovation (est. €55/m² × 339 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,645
(€10,170–€27,120)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€5.0M

Gross yield (asking price)

0.8%

True gross yield (all-in)

0.8%

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: 1
Building: 339 m²
Land: 38960 m²
Style: portuguese-traditional
Condition: good
Year Built: 1984
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese cobblestone pavingmultiple colorful buildings with traditional architectureoutdoor dining area with thatched roof and BBQornate white balustrades and staircases

Score Breakdown

ROI
8.04
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.86
Payback Speed
0
STR Suitability
3

Description

Magnificent farm with 38960 m2 of flat land and a main house with 338.3 m², located in Odiáxere, just minutes from the city of Lagos and its beautiful beaches. A unique property that combines the tranquility of the countryside with the beach life of the Algarve, with enormous potential for agricultural, equestrian or

Location

📍 37.1494°N, 8.6552°W

· Lagos, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Estate, N125, Odiáxere, Lagos

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
339 m²
Land Plot
38960 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.2M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$1,755/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1984
Energy: D
Condition: good

Description

Magnificent farm with 38960 m2 of flat land and a main house with 338.3 m², located in Odiáxere, just minutes from the city of Lagos and its beautiful beaches. A unique property that combines the tranquility of the countryside with the beach life of the Algarve, with enormous potential for agricultural, equestrian or

Income Breakdown

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Nightly Rate (ADR)
$321/night
50% ($148)Brixfox estimate($321/night)200% ($591)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Yearly income
$21,058
Airbnb data$321/night · 49% occupancy
Rental income
$321/night · 49% occ.
$56,958
Running costs (20%)
Utilities, cleaning, maintenance
-$11,392
Income tax (10%)
Indonesian rental income tax
-$15,948
Property tax
Annual property tax
-$8,560
Net income
0.4% ROI
$21,058

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$4,891,304
IMT (transfer tax, investment schedule)$366,848
Imposto de Selo (stamp duty)$39,130
Notary & registration$1,359
Legal / due diligence$73,370
Total acquisition costs$480,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$20,266
($11,054–$29,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$5,425,103

Gross yield (asking)

1.2%

True gross yield (all-in)

1.0%

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.

$18.1M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $4.5M
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$103K
Total Position
$5.6M
+24%
4.4%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$222K
Total Position
$6.9M
+53%
4.3%/yr
Year 20
Capital Value
$9.9M
+119%
Rental Income
+$521K
Total Position
$10.4M
+131%
4.3%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$922K
Total Position
$15.5M
+245%
4.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.4% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
38960 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $295 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 38960 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.4% 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

30% occ.
0.3%
$1,338/mo
40% occ.
0.5%
$2,022/mo
49% occ.
0.6%
$2,609/mo
current
59% occ.
0.8%
$3,293/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.