House in Odiáxere
House in Odiáxere — image 2House in Odiáxere — image 3House in Odiáxere — image 4House in Odiáxere — image 5
Grade Bvillaluxury

House in Odiáxere

Lagos · Western Algarve ·

€2.2M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

25%

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: €39,007/yr
Average Daily Rate: €424
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 80.1 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 61.9 / 100
Comparable Properties: 3
Data Confidence: 51%
Search Radius: 3 km

True Investment Cost

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

€2.5M

+13.8% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€164,925
IS — Stamp duty (0.8%)€17,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€32,985
Total acquisition costs€216,752
Renovation (est. €55/m² × 591 m²)
Light touch-ups — paint, fixtures, deep clean.		€32,505
(€17,730–€47,280)
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 591 m²
Land: 17720 m²
Style: portuguese-traditional
Condition: good
Year Built: 2006
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

red trim accentsarched windowscobblestone drivewaylarge private poolmature palm trees

Score Breakdown

ROI
8.81
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.52
Payback Speed
0
STR Suitability
3

Description

This 3+2-bedroom villa is located in Vale da Lama, a quiet area just east of Lagos with stunning views over Alvor's lagoons and across to the Atlantic Ocean. The closest beach is less than 2 kilometres away; Praia do Vale do Lama. Situated on an expansive estate spanning 1.77 hectares, this property totals 591m2, was

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Odiáxere

Inventory
3 Beds
Bathrooms
5 Baths
Built Area
591 m²
Land Plot
17720 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.1% 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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$608K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$2,094/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
95.1 yr
Rental only

Property details

Year built: 2006
Energy: B-
Condition: good

Description

This 3+2-bedroom villa is located in Vale da Lama, a quiet area just east of Lagos with stunning views over Alvor's lagoons and across to the Atlantic Ocean. The closest beach is less than 2 kilometres away; Praia do Vale do Lama. Situated on an expansive estate spanning 1.77 hectares, this property totals 591m2, was

Income Breakdown

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Nightly Rate (ADR)
$612/night
50% ($282)Brixfox estimate($612/night)200% ($1126)
Occupancy
25%
10%Brixfox estimate(25%)100%

Short-Term Rental

Yearly income
$25,127
Airbnb data$612/night · 25% occupancy
Rental income
$612/night · 25% occ.
$56,365
Running costs (20%)
Utilities, cleaning, maintenance
-$11,273
Income tax (10%)
Indonesian rental income tax
-$15,782
Property tax
Annual property tax
-$4,183
Net income
1.1% ROI
$25,127

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$2,390,217
IMT (transfer tax, investment schedule)$179,266
Imposto de Selo (stamp duty)$19,122
Notary & registration$1,359
Legal / due diligence$35,853
Total acquisition costs$235,600
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$35,332
($19,272–$51,391)
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,716,910

Gross yield (asking)

2.4%

True gross yield (all-in)

2.1%

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.

$9.5M$7.1M$4.7M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.2M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$123K
Total Position
$2.8M
+27%
4.9%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$265K
Total Position
$3.5M
+60%
4.8%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$621K
Total Position
$5.4M
+147%
4.6%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$1.1M
Total Position
$8.2M
+274%
4.5%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.1% annual return
Occupancy
Weak
25% average occupancy
Nightly Rate
Strong
$563 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
17720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $563 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 17720 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.1% 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.
1.8%
$3,561/mo
40% occ.
2.4%
$4,864/mo
25% occ.
1.5%
$2,939/mo
current
35% occ.
2.1%
$4,242/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.