Detached house in Rua da Ria, Odiáxere, Lagos
Detached house in Rua da Ria, Odiáxere, Lagos — image 2Detached house in Rua da Ria, Odiáxere, Lagos — image 3Detached house in Rua da Ria, Odiáxere, Lagos — image 4Detached house in Rua da Ria, Odiáxere, Lagos — image 5
Grade Bvillamid-range

Detached house in Rua da Ria, Odiáxere, Lagos

Lagos · Western Algarve ·

€1.3M

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €28,665/yr
Average Daily Rate: €267
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 54.5 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 57.4 / 100
Comparable Properties: 10
Data Confidence: 60%
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

+15.1% 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 × 594 m²)
Light touch-ups — paint, fixtures, deep clean.		€32,670
(€17,820–€47,520)
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)€1.4M

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 3
Building: 594 m²
Land: 1600 m²
Style: contemporary
Condition: good
Year Built: 2013
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

kitchen island with integrated hobopen staircase with stone accent wall

Score Breakdown

ROI
9.64
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
11.59
Rental Demand
2.94
Payback Speed
0
STR Suitability
3

Description

Fantastic villa with a large swimming pool, set on a plot of land with 1600 m2, located 5 minutes from the beaches of Lagos and 10 minutes from those of Portimão. Faro Airport is 45 minutes away and the city of Lisbon is located 290 km away. The property consists of a spacious living room, equipped kitchen, pantry, 3 b

Location

📍 37.1341°N, 8.6275°W

· Lagos, Algarve, Portugal

View on Nítida Inspiração Sociedade Imobiliária, Unipessoal Lda. →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua da Ria, Odiáxere, Lagos

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
594 m²
Land Plot
1600 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.4% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$345K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$1,598/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
70.9 yr
Rental only

Property details

Year built: 2013
Energy: C
Condition: good

Description

Fantastic villa with a large swimming pool, set on a plot of land with 1600 m2, located 5 minutes from the beaches of Lagos and 10 minutes from those of Portimão. Faro Airport is 45 minutes away and the city of Lisbon is located 290 km away. The property consists of a spacious living room, equipped kitchen, pantry, 3 b

Income Breakdown

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Nightly Rate (ADR)
$386/night
50% ($177)Brixfox estimate($386/night)200% ($710)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$19,171
Airbnb data$386/night · 29% occupancy
Rental income
$386/night · 29% occ.
$41,439
Running costs (20%)
Utilities, cleaning, maintenance
-$8,288
Income tax (10%)
Indonesian rental income tax
-$11,603
Property tax
Annual property tax
-$2,378
Net income
1.4% ROI
$19,171

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$35,511
($19,370–$51,652)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$1,561,543

Gross yield (asking)

3.0%

True gross yield (all-in)

2.7%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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
$1.5M
+22%
Rental Income
+$94K
Total Position
$1.6M
+29%
5.3%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$202K
Total Position
$2.1M
+64%
5.1%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$474K
Total Position
$3.2M
+157%
4.8%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$839K
Total Position
$4.9M
+291%
4.7%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.4% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$355 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $355 — positioned in the top tier
Generous 1600 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 1.4% 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.
2.0%
$2,266/mo
current
40% occ.
2.7%
$3,087/mo
29% occ.
2.0%
$2,219/mo
current
39% occ.
2.7%
$3,040/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.