House in Odiáxere, Lagos
House in Odiáxere, Lagos — image 2House in Odiáxere, Lagos — image 3House in Odiáxere, Lagos — image 4House in Odiáxere, Lagos — image 5
Grade Bvillamid-range

House in Odiáxere, Lagos

Lagos · Western Algarve ·

€2.4M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

53%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €57,892/yr
Average Daily Rate: €298
Payback Period: 51.1 years
5-yr Capital Value: €3.1M
10-yr Capital Value: €3.8M
Brixfox Score: 61.5 / 100
Comparable Properties: 14
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.

€2.8M

+16.3% over asking

Asking price€2.4M
IMT — Property transfer tax (investment schedule)€178,950
IS — Stamp duty (0.8%)€19,088
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€35,790
Total acquisition costs€235,078
Renovation (est. €350/m² × 350 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€122,500
(€87,500–€157,500)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 5
Building: 350 m²
Land: 3162 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.81
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.32
Payback Speed
0
STR Suitability
3

Description

This villa allows a new owner to have input in the final design and finish of a brand new villa tailored perfectly to their tastes. Initial design will offer a clean contemporary single level villa with an open plan lounge / dining area / fully fitted kitchen with Siemens incorporated appliances, all these areas flowi

Location

📍 37.1321°N, 8.6297°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Odiáxere, Lagos

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
350 m²
Land Plot
3162 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$659K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$3,274/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.0 yr
Rental only

Property details

Energy: A+
Condition: fair

Description

This villa allows a new owner to have input in the final design and finish of a brand new villa tailored perfectly to their tastes. Initial design will offer a clean contemporary single level villa with an open plan lounge / dining area / fully fitted kitchen with Siemens incorporated appliances, all these areas flowi

Income Breakdown

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Nightly Rate (ADR)
$434/night
50% ($200)Brixfox estimate($434/night)200% ($799)
Occupancy
53%
10%Brixfox estimate(53%)100%

Short-Term Rental

Yearly income
$39,286
Airbnb data$434/night · 53% occupancy
Rental income
$434/night · 53% occ.
$84,278
Running costs (20%)
Utilities, cleaning, maintenance
-$16,856
Income tax (10%)
Indonesian rental income tax
-$23,598
Property tax
Annual property tax
-$4,539
Net income
1.5% ROI
$39,286

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$2,593,478
IMT (transfer tax, investment schedule)$194,511
Imposto de Selo (stamp duty)$20,748
Notary & registration$1,359
Legal / due diligence$38,902
Total acquisition costs$255,520
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$133,152
($95,109–$171,196)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$3,014,976

Gross yield (asking)

3.2%

True gross yield (all-in)

2.8%

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.

$10.9M$8.2M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.4M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.9M
+22%
Rental Income
+$192K
Total Position
$3.1M
+30%
5.3%/yr
Year 10
Capital Value
$3.5M
+48%
Rental Income
+$414K
Total Position
$3.9M
+65%
5.2%/yr
Year 20
Capital Value
$5.2M
+119%
Rental Income
+$971K
Total Position
$6.2M
+160%
4.9%/yr
Year 30
Capital Value
$7.7M
+224%
Rental Income
+$1.7M
Total Position
$9.5M
+296%
4.7%/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
Weak
1.5% annual return
Occupancy
Average
53% average occupancy
Nightly Rate
Strong
$399 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
3162 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $399 — positioned in the top tier
Generous 3162 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% 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

33% occ.
1.2%
$2,689/mo
43% occ.
1.7%
$3,614/mo
53% occ.
2.1%
$4,538/mo
current
63% occ.
2.5%
$5,462/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.