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 Bvillamid-range

House in Odiáxere, Lagos

Lagos · Western Algarve ·

€2.9M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.4%

True Gross Yield

24%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 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: €76,875/yr
Average Daily Rate: €895
Payback Period: 46.4 years
5-yr Capital Value: €3.8M
10-yr Capital Value: €4.6M
Brixfox Score: 58.8 / 100
Comparable Properties: 12
Data Confidence: 64%
Search Radius: 6 km

True Investment Cost

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

€3.3M

+12.4% over asking

Asking price€2.9M
IMT — Property transfer tax (investment schedule)€217,500
IS — Stamp duty (0.8%)€23,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€43,500
Total acquisition costs€285,450
Renovation (est. €55/m² × 450 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,750
(€13,500–€36,000)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,750
All-in investment (incl. renovation & furnishing)€3.3M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.4%

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: 6
Bathrooms: 8
Building: 450 m²
Land: 19480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingslarge outdoor pool areaseparate guest house/annex

Score Breakdown

ROI
10.09
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.35
Payback Speed
0
STR Suitability
3

Description

Situated just a few minutes from the village of Odiaxere and only a 10 minute drive from the city of Lagos, this fantastic quinta is the ideal property for nature lovers. The main house has been transformed into 4 independent apartments making it a great investment to monetize. The ground floor consists of a one-bedro

Location

📍 37.1348°N, 8.6326°W

· Lagos, Algarve, Portugal

View on BATISTA property →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Odiáxere, Lagos

Inventory
6 Beds
Bathrooms
8 Baths
Built Area
450 m²
Land Plot
19480 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$801K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$4,427/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
59.3 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Situated just a few minutes from the village of Odiaxere and only a 10 minute drive from the city of Lagos, this fantastic quinta is the ideal property for nature lovers. The main house has been transformed into 4 independent apartments making it a great investment to monetize. The ground floor consists of a one-bedro

Income Breakdown

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Nightly Rate (ADR)
$1,314/night
50% ($604)Brixfox estimate($1,314/night)200% ($2417)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$53,124
Airbnb data$1,314/night · 24% occupancy
Rental income
$1,314/night · 24% occ.
$112,770
Running costs (20%)
Utilities, cleaning, maintenance
-$22,554
Income tax (10%)
Indonesian rental income tax
-$31,575
Property tax
Annual property tax
-$5,516
Net income
1.7% ROI
$53,124

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$3,152,174
IMT (transfer tax, investment schedule)$236,413
Imposto de Selo (stamp duty)$25,217
Notary & registration$1,359
Legal / due diligence$47,283
Total acquisition costs$310,272
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$26,902
($14,674–$39,130)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$52,989
All-in investment$3,542,337

Gross yield (asking)

3.6%

True gross yield (all-in)

3.2%

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.

$13.5M$10.1M$6.7M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.9M
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
$3.5M
+22%
Rental Income
+$259K
Total Position
$3.8M
+31%
5.5%/yr
Year 10
Capital Value
$4.3M
+48%
Rental Income
+$560K
Total Position
$4.9M
+67%
5.3%/yr
Year 20
Capital Value
$6.4M
+119%
Rental Income
+$1.3M
Total Position
$7.7M
+164%
5.0%/yr
Year 30
Capital Value
$9.4M
+224%
Rental Income
+$2.3M
Total Position
$11.7M
+305%
4.8%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$1209 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
19480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1209 — positioned in the top tier
Generous 19480 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 1.7% 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.
3.0%
$7,931/mo
40% occ.
4.1%
$10,728/mo
24% occ.
2.3%
$6,119/mo
current
34% occ.
3.4%
$8,915/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.