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 Bvillaluxury

House in Odiáxere, Lagos

Lagos · Western Algarve ·

€3.8M

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

44%

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: €117,189/yr
Average Daily Rate: €737
Payback Period: 39.0 years
5-yr Capital Value: €4.9M
10-yr Capital Value: €6.0M
Brixfox Score: 61.4 / 100
Comparable Properties: 6
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€4.2M

+11.7% over asking

Asking price€3.8M
IMT — Property transfer tax (investment schedule)€281,250
IS — Stamp duty (0.8%)€30,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€56,250
Total acquisition costs€368,750
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€4.2M

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.8%

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: 5
Bathrooms: 7
Building: 460 m²
Land: 3298 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architectureexpansive glass wallsintegrated outdoor living spacesinfinity-edge pool

Score Breakdown

ROI
10.66
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.36
Payback Speed
0
STR Suitability
3

Description

This stunning villa is a five-bedroom luxury, contemporary home located on an exclusive residential development of 11 bespoke villas just a 700m walk to the beach and a short drive to the centre of Lagos. The last project available on this truly unique development, with stunning south-westerly sea views, a large, priv

Location

📍 37.1238°N, 8.6496°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Odiáxere, Lagos

Inventory
5 Beds
Bathrooms
7 Baths
Built Area
460 m²
Land Plot
3298 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.0% 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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.0M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$6,934/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
49.0 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

This stunning villa is a five-bedroom luxury, contemporary home located on an exclusive residential development of 11 bespoke villas just a 700m walk to the beach and a short drive to the centre of Lagos. The last project available on this truly unique development, with stunning south-westerly sea views, a large, priv

Income Breakdown

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Nightly Rate (ADR)
$1,092/night
50% ($502)Brixfox estimate($1,092/night)200% ($2009)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$83,208
Airbnb data$1,092/night · 44% occupancy
Rental income
$1,092/night · 44% occ.
$173,733
Running costs (20%)
Utilities, cleaning, maintenance
-$34,747
Income tax (10%)
Indonesian rental income tax
-$48,645
Property tax
Annual property tax
-$7,133
Net income
2.0% ROI
$83,208

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$4,076,087
IMT (transfer tax, investment schedule)$305,707
Imposto de Selo (stamp duty)$32,609
Notary & registration$1,359
Legal / due diligence$61,141
Total acquisition costs$400,815
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$4,551,902

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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.

$18.2M$13.6M$9.1M$4.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $3.8M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.6M
+22%
Rental Income
+$406K
Total Position
$5.0M
+33%
5.8%/yr
Year 10
Capital Value
$5.6M
+48%
Rental Income
+$878K
Total Position
$6.4M
+71%
5.5%/yr
Year 20
Capital Value
$8.2M
+119%
Rental Income
+$2.1M
Total Position
$10.3M
+174%
5.2%/yr
Year 30
Capital Value
$12.2M
+224%
Rental Income
+$3.6M
Total Position
$15.8M
+321%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$1005 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
3298 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1005 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 3298 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
1.9%
$6,380/mo
40% occ.
2.6%
$8,705/mo
44% occ.
2.8%
$9,540/mo
current
54% occ.
3.5%
$11,865/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.