Detached house in Rua da Ria, Odiáxere
Detached house in Rua da Ria, Odiáxere — image 2Detached house in Rua da Ria, Odiáxere — image 3Detached house in Rua da Ria, Odiáxere — image 4Detached house in Rua da Ria, Odiáxere — image 5
Grade B+villamid-range

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

Net yield — free account

True Net Yield (after-tax, all-in)

4.1%

True Gross Yield

49%

Occupancy

Projected Gross Revenue: €58,122/yr
Average Daily Rate: €327
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.7M
Brixfox Score: 81.6 / 100
Comparable Properties: 16
Data Confidence: 71%
Search Radius: 4 km

True Investment Cost

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

€1.4M

+14.4% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation (est. €55/m² × 396 m²)
Light touch-ups — paint, fixtures, deep clean.		€21,780
(€11,880–€31,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.1%

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: 3
Bathrooms: 4
Building: 396 m²
Land: 1600 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool
View

AL licence status unconfirmed

No AL licence is on record for this listing. The Algarve has no containment zones, so a new AL registration is normally obtainable — verify with the local câmara municipal before counting on STR income.

Design Features

panoramic water viewsmultiple outdoor living spacestraditional Algarve architecture

Score Breakdown

ROI
13.97
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.87
Payback Speed
2
STR Suitability
4

Description

This property near the Alvor estuary enjoys stunning views. The basement with its 160 m2 garage is equipped with an electric gate and a video intercom system and is perfect to be converted into a games room or gym, or cinema room, for example. The ground floor has a spacious open-plan living/dining room overlooking t

Location

📍 37.1343°N, 8.6303°W

Approximate location

· Lagos, Algarve, Portugal

Confirmed on the market today.

Listed by Teresa Rodrigues Mediação Imobiliária via Idealista.pt
3-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
1 / 5
3-bedroom freehold villa in Lagos — photo 2 of 5
2 / 5
3-bedroom freehold villa in Lagos — photo 3 of 5
3 / 5
3-bedroom freehold villa in Lagos — photo 4 of 5
4 / 5
3-bedroom freehold villa in Lagos — photo 5 of 5
5 / 5

Detached house in Rua da Ria, Odiáxere

Lagos · Western Algarve · Ref BF-1370Source · Idealista.pt · listed 16 Apr 2026
Asking price
€1,250,000
Inquire — direct to agent
Bedrooms
3
Bathrooms
4
Built area
396 m²
Land
1600 m²
Brixfox Score 82 · B+Financial analysis ↓

Unlock full financial data

Get revenue, ROI calculations, AI audits, and investment scores for every property.

Property details

Energy: C
Condition: good

Description

This property near the Alvor estuary enjoys stunning views. The basement with its 160 m2 garage is equipped with an electric gate and a video intercom system and is perfect to be converted into a games room or gym, or cinema room, for example. The ground floor has a spacious open-plan living/dining room overlooking t

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee, staff/local operations and your own time directly. Both scenarios divide the SAME gross revenue — the toggle changes the cost stack, not the revenue. That revenue is observed from actively-operated comps, so self-managed assumes you match their performance.Both scenarios share the same projected revenue — the toggle changes who runs the property and what that costs, not what it earns.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR and revenue are the expected BOOKED figures — nearby asking prices corrected by our measured asking-to-booked factor (Portugal's calendar dataset is young, so this is a conservative estimate). Occupancy is the seasonality-adjusted full-year rate. The comp cards below show raw asking prices.
Expected ADR
€327
Expected booked rate (asking prices × measured booked factor)
Expected occupancy
49%
Full-year estimate, market-calibrated
Projected annual revenue
€58,122
ADR × occupancy × 365
Comp data observed in USD · converted at €0.88/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 9.9% of price, auto-calculated
€123,750
IMT (transfer tax, investment schedule)€93,750
Imposto de Selo (stamp duty)€10,000
Notary & registration€1,250
Legal fees€18,750
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ €10,900/bedroom
€
All-in investment
€1,428,230
+14.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure in this section. Gross revenue is identical in both scenarios (the comps' observed performance); the Villa Scorecard and risk panels elsewhere on the page always quote the fully-managed Brixfox Standard.
Gross annual revenue
••••
Management fee
% of revenue••••
OTA / channel fees
% of revenue••••
Staff & local operations
% of revenue••••
Cleaning (net of guest fees)
% of revenue••••
Utilities, insurance & consumables
% of revenue••••
Lodging / tourist tax
% of revenue••••
Maintenance reserve
% of price••••
Annual property tax
% of price••••
Local income tax
% of revenue••••
Net operating income
••••
Net yield on all-in investment
••%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Lagos 5-yr avg — historical, not a forecast8%
Indicative total return
••/yr
••% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Create a free account to ask 2 free AI questions — Pro is unlimited.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Lagos

Western Algarve, Approximate area

Loading Map...

Explore the full market map

Villa Scorecard

Location
••••
•••• •••• ••••
Rental Yield
••••
•••• •••• ••••
Occupancy
••••
•••• •••• ••••
Nightly Rate
••••
•••• •••• ••••
Visual Appeal
••••
•••• •••• ••••
Size & Space
••••
•••• •••• ••••
AL Licence
••••
•••• •••• ••••
Tenure
••••
•••• •••• ••••

Upgrade to Pro to see full scorecard analysis

Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

Upgrade to Pro to stress-test this yield across occupancy scenarios

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Optional — leave it blank and we'll send the message above.

Source · Idealista.pt

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.