House in Rua da Ria, Odiáxere
House in Rua da Ria, Odiáxere — image 2House in Rua da Ria, Odiáxere — image 3House in Rua da Ria, Odiáxere — image 4House in Rua da Ria, Odiáxere — image 5
Grade B+villaluxury

House in Rua da Ria, Odiáxere

Lagos · Western Algarve ·

€2.3M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

57%

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: €99,831/yr
Average Daily Rate: €478
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 28.4 years
5-yr Capital Value: €3.0M
10-yr Capital Value: €3.7M
Brixfox Score: 70.7 / 100
Comparable Properties: 5
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€2.6M

+12.2% over asking

Asking price€2.3M
IMT — Property transfer tax (investment schedule)€172,500
IS — Stamp duty (0.8%)€18,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€34,500
Total acquisition costs€226,650
Renovation€0 — move-in ready
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)€2.6M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.9%

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: 3
Bathrooms: 3
Building: 253 m²
Land: 2757 m²
Style: modern
Condition: excellent
Year Built: 2009
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive glass wallsmultiple terraces/balconiesintegrated outdoor living spacesrooftop accessinfinity-edge pool

Score Breakdown

ROI
11.99
Visual Appeal
16.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.72
Payback Speed
0
STR Suitability
3

Description

If you can’t decide between sea, golf, and nature — fear not, you can have it all. Beautifully positioned within a quiet residential development, where the Palmares Golf Course meets the Meia Praia beach and Alvor Estuary, this unique property enjoys one of the most stunning natural settings in the Algarve. Frontline t

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

View on Exclusive Algarve Villas →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Rua da Ria, Odiáxere

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
253 m²
Land Plot
2757 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$635K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$5,964/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
34.9 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: excellent

Description

If you can’t decide between sea, golf, and nature — fear not, you can have it all. Beautifully positioned within a quiet residential development, where the Palmares Golf Course meets the Meia Praia beach and Alvor Estuary, this unique property enjoys one of the most stunning natural settings in the Algarve. Frontline t

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$700/night
50% ($322)Brixfox estimate($700/night)200% ($1287)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Yearly income
$71,564
Airbnb data$700/night · 57% occupancy
Rental income
$700/night · 57% occ.
$146,036
Running costs (20%)
Utilities, cleaning, maintenance
-$29,207
Income tax (10%)
Indonesian rental income tax
-$40,890
Property tax
Annual property tax
-$4,375
Net income
2.9% ROI
$71,564

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$2,500,000
IMT (transfer tax, investment schedule)$187,500
Imposto de Selo (stamp duty)$20,000
Notary & registration$1,359
Legal / due diligence$37,500
Total acquisition costs$246,359
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$2,802,120

Gross yield (asking)

5.8%

True gross yield (all-in)

5.2%

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.

$12.2M$9.1M$6.1M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.3M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.8M
+22%
Rental Income
+$350K
Total Position
$3.1M
+37%
6.5%/yr
Year 10
Capital Value
$3.4M
+48%
Rental Income
+$755K
Total Position
$4.2M
+81%
6.1%/yr
Year 20
Capital Value
$5.0M
+119%
Rental Income
+$1.8M
Total Position
$6.8M
+196%
5.6%/yr
Year 30
Capital Value
$7.5M
+224%
Rental Income
+$3.1M
Total Position
$10.6M
+361%
5.2%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$644 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2757 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $644 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2757 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% 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

37% occ.
2.5%
$5,175/mo
47% occ.
3.2%
$6,665/mo
57% occ.
3.9%
$8,155/mo
current
67% occ.
4.6%
$9,644/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.