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)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

51%

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: €22,394/yr
Average Daily Rate: €119
Payback Period: 35.4 years
5-yr Capital Value: €854,090
10-yr Capital Value: €1.0M
Brixfox Score: 54 / 100
Comparable Properties: 18
Data Confidence: 75%
Search Radius: 3 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)

3.5%

True gross yield (all-in)

3.0%

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: 1
Bathrooms: 1
Building: 70 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive sea and golf course viewslarge private terraceintegrated with natural landscape

Score Breakdown

ROI
11.02
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.4
Rental Demand
5.14
Payback Speed
0
STR Suitability
3

Description

BRAND-NEW Luxury oceanfront golf apartment  in a breathtaking setting with exceptional golf and sea views  This lovely 1 bedroom apartment has ample covered and uncovered terrace areas. Located on one of the most prestigious oceanfront golf resorts in Europe,  offering modern finishes, stylish design and functional l

Location

📍 37.1264°N, 8.6393°W

· Lagos, Algarve, Portugal

View on Berkshire Hathaway HomeServices Portugal Property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat in Odiáxere, Lagos

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

Grade C+ investment — short-term rental yields 2.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+7.8%
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
2.3%
$1,336/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
44.1 yr
Rental only

Property details

Year built: 2023
Energy: Not indicated
Condition: excellent

Description

BRAND-NEW Luxury oceanfront golf apartment  in a breathtaking setting with exceptional golf and sea views  This lovely 1 bedroom apartment has ample covered and uncovered terrace areas. Located on one of the most prestigious oceanfront golf resorts in Europe,  offering modern finishes, stylish design and functional l

Income Breakdown

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Nightly Rate (ADR)
$177/night
50% ($81)Brixfox estimate($177/night)200% ($326)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$16,029
Airbnb data$177/night · 51% occupancy
Rental income
$177/night · 51% occ.
$33,203
Running costs (20%)
Utilities, cleaning, maintenance
-$6,641
Income tax (10%)
Indonesian rental income tax
-$9,297
Property tax
Annual property tax
-$1,236
Net income
2.3% ROI
$16,029

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)

4.7%

True gross yield (all-in)

4.1%

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.

$3.2M$2.4M$1.6M$808K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 29: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$791K
+22%
Rental Income
+$78K
Total Position
$869K
+34%
6.0%/yr
Year 10
Capital Value
$962K
+48%
Rental Income
+$169K
Total Position
$1.1M
+74%
5.7%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$396K
Total Position
$1.8M
+180%
5.3%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$702K
Total Position
$2.8M
+332%
5.0%/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
2.3% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Good
$163 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 2.3% 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

31% occ.
1.8%
$1,080/mo
41% occ.
2.5%
$1,457/mo
51% occ.
3.1%
$1,834/mo
current
61% occ.
3.8%
$2,211/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.