T1 flat in Odiáxere, Lagos
T1 flat in Odiáxere, Lagos — image 2T1 flat in Odiáxere, Lagos — image 3T1 flat in Odiáxere, Lagos — image 4T1 flat in Odiáxere, Lagos — image 5
Grade C+apartmentluxury

T1 flat in Odiáxere, Lagos

Lagos · Western Algarve ·

€650,000

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.9%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,880/yr
Average Daily Rate: €103
Payback Period: 57.8 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 51.6 / 100
Comparable Properties: 4
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€736,300

+13.3% over asking

Asking price€650,000
IMT — Property transfer tax (investment schedule)€39,000
IS — Stamp duty (0.8%)€5,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,750
Total acquisition costs€55,200
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,100
All-in investment (incl. renovation & furnishing)€736,300

Gross yield (asking price)

2.1%

True gross yield (all-in)

1.9%

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: 1
Bathrooms: 1
Building: 101 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced architecturefloor-to-ceiling windowsgolf course frontageocean views

Score Breakdown

ROI
9.48
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.02
Rental Demand
3.69
Payback Speed
0
STR Suitability
3

Description

Discover a rare opportunity to acquire a property in one of the Algarve's most prestigious golf destinations. Set on a 200-hectare estate of unspoilt natural beauty, overlooking Meia Praia beach and the Alvor estuary, this exclusive setting offers luxury one-bedroom apartments. Combining award-winning architecture, br

Location

📍 37.1254°N, 8.6434°W

· Lagos, Algarve, Portugal

View on Divine Home Real Estate Portugal →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Odiáxere, Lagos

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
101 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$180K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.3%
$778/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
75.7 yr
Rental only

Property details

Year built: 2025
Energy: A
Condition: new-build

Description

Discover a rare opportunity to acquire a property in one of the Algarve's most prestigious golf destinations. Set on a 200-hectare estate of unspoilt natural beauty, overlooking Meia Praia beach and the Alvor estuary, this exclusive setting offers luxury one-bedroom apartments. Combining award-winning architecture, br

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$151/night
50% ($69)Brixfox estimate($151/night)200% ($277)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$9,331
Airbnb data$151/night · 37% occupancy
Rental income
$151/night · 37% occ.
$20,323
Running costs (20%)
Utilities, cleaning, maintenance
-$4,065
Income tax (10%)
Indonesian rental income tax
-$5,690
Property tax
Annual property tax
-$1,236
Net income
1.3% ROI
$9,331

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$706,522
IMT (transfer tax, investment schedule)$42,391
Imposto de Selo (stamp duty)$5,652
Notary & registration$1,359
Legal / due diligence$10,598
Total acquisition costs$60,000
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$33,804
All-in investment$800,326

Gross yield (asking)

2.9%

True gross yield (all-in)

2.5%

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.

$2.9M$2.2M$1.4M$724K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $650K
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
$791K
+22%
Rental Income
+$46K
Total Position
$836K
+29%
5.2%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$98K
Total Position
$1.1M
+63%
5.0%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$231K
Total Position
$1.7M
+155%
4.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$408K
Total Position
$2.5M
+287%
4.6%/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
1.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$139 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.3% 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.
1.5%
$860/mo
40% occ.
2.0%
$1,181/mo
37% occ.
1.8%
$1,082/mo
current
47% occ.
2.4%
$1,404/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.