Detached house in Rua Andorinha-do-Mar, Odiáxere
Detached house in Rua Andorinha-do-Mar, Odiáxere — image 2Detached house in Rua Andorinha-do-Mar, Odiáxere — image 3Detached house in Rua Andorinha-do-Mar, Odiáxere — image 4Detached house in Rua Andorinha-do-Mar, Odiáxere — image 5
Grade Bvillamid-range

Detached house in Rua Andorinha-do-Mar, Odiáxere

Lagos · Western Algarve ·

€3.8M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

45%

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: €154,108/yr
Average Daily Rate: €938
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 30.4 years
5-yr Capital Value: €4.9M
10-yr Capital Value: €6.0M
Brixfox Score: 63.8 / 100
Comparable Properties: 7
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€4.2M

+11.0% over asking

Asking price€3.8M
IMT — Property transfer tax (investment schedule)€281,250
IS — Stamp duty (0.8%)€30,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€56,250
Total acquisition costs€368,750
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€4.2M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.7%

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: 5
Bathrooms: 6
Building: 460 m²
Land: 3298 m²
Style: contemporary
Condition: new-build
Year Built: 2027
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

flat roof architecturelandscaped garden areas

Score Breakdown

ROI
11.67
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.5
Payback Speed
0
STR Suitability
3

Description

Set within an intimate and highly sought-after development of just 11 bespoke homes, Alma do Mar 15 is a truly exceptional five-bedroom contemporary villa, ideally located just 700 metres from the beach and a short drive from the vibrant centre of Lagos. This is the final villa available within this unique project, of

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

View on B&P Real Estate Agency →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

Detached house in Rua Andorinha-do-Mar, Odiáxere

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
460 m²
Land Plot
3298 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$1.0M in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$9,054/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
37.5 yr
Rental only

Property details

Year built: 2027
Energy: A+
Condition: new-build

Description

Set within an intimate and highly sought-after development of just 11 bespoke homes, Alma do Mar 15 is a truly exceptional five-bedroom contemporary villa, ideally located just 700 metres from the beach and a short drive from the vibrant centre of Lagos. This is the final villa available within this unique project, of

Income Breakdown

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Nightly Rate (ADR)
$1,355/night
50% ($623)Brixfox estimate($1,355/night)200% ($2494)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$108,652
Airbnb data$1,355/night · 45% occupancy
Rental income
$1,355/night · 45% occ.
$222,663
Running costs (20%)
Utilities, cleaning, maintenance
-$44,533
Income tax (10%)
Indonesian rental income tax
-$62,346
Property tax
Annual property tax
-$7,133
Net income
2.7% ROI
$108,652

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$4,076,087
IMT (transfer tax, investment schedule)$305,707
Imposto de Selo (stamp duty)$32,609
Notary & registration$1,359
Legal / due diligence$61,141
Total acquisition costs$400,815
RenovationMove-in ready
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$4,521,359

Gross yield (asking)

5.5%

True gross yield (all-in)

4.9%

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.

$19.5M$14.6M$9.7M$4.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.8M
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 26: 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
$4.6M
+22%
Rental Income
+$531K
Total Position
$5.1M
+36%
6.3%/yr
Year 10
Capital Value
$5.6M
+48%
Rental Income
+$1.1M
Total Position
$6.7M
+79%
6.0%/yr
Year 20
Capital Value
$8.2M
+119%
Rental Income
+$2.7M
Total Position
$10.9M
+191%
5.5%/yr
Year 30
Capital Value
$12.2M
+224%
Rental Income
+$4.8M
Total Position
$16.9M
+351%
5.2%/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
2.7% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$1247 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
3298 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1247 — positioned in the top tier
Generous 3298 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 2.7% 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.
2.4%
$8,063/mo
40% occ.
3.2%
$10,949/mo
45% occ.
3.6%
$12,394/mo
current
55% occ.
4.5%
$15,280/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.