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 ·

€1.3M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €36,968/yr
Average Daily Rate: €345
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 42.1 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 63.3 / 100
Comparable Properties: 11
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€1.4M

+12.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 4
Building: 396 m²
Land: 1600 m²
Style: contemporary
Condition: excellent
Year Built: 2012
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolmodern kitchen islandterraced landscaping

Score Breakdown

ROI
10.39
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.94
Payback Speed
0
STR Suitability
3

Description

This very attractive property enjoys a tranquil and secluded plot close to the Alvor Estuary with sea views. An easy to maintain garden with a pool with ample terraces, plus a pool house. The basement floor consists of a 160m2 garage with storage areas, this could easily be converted into a games room or gym. The gro

Location

📍 37.1345°N, 8.6273°W

· Lagos, Algarve, Portugal

View on Marcela Propriedades →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

House in Odiáxere, Lagos

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
396 m²
Land Plot
1600 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$345K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$2,123/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
53.3 yr
Rental only

Property details

Year built: 2012
Energy: C
Condition: excellent

Description

This very attractive property enjoys a tranquil and secluded plot close to the Alvor Estuary with sea views. An easy to maintain garden with a pool with ample terraces, plus a pool house. The basement floor consists of a 160m2 garage with storage areas, this could easily be converted into a games room or gym. The gro

Income Breakdown

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Nightly Rate (ADR)
$500/night
50% ($230)Brixfox estimate($500/night)200% ($920)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$25,481
Airbnb data$500/night · 29% occupancy
Rental income
$500/night · 29% occ.
$53,574
Running costs (20%)
Utilities, cleaning, maintenance
-$10,715
Income tax (10%)
Indonesian rental income tax
-$15,001
Property tax
Annual property tax
-$2,378
Net income
1.9% ROI
$25,481

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,528,750

Gross yield (asking)

3.9%

True gross yield (all-in)

3.5%

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.

$5.9M$4.5M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$124K
Total Position
$1.6M
+32%
5.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$269K
Total Position
$2.1M
+70%
5.4%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$630K
Total Position
$3.4M
+170%
5.1%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.1M
Total Position
$5.2M
+314%
4.8%/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
1.9% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$460 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
1600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $460 — positioned in the top tier
Generous 1600 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 1.9% 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

30% occ.
2.6%
$2,996/mo
current
40% occ.
3.6%
$4,060/mo
29% occ.
2.6%
$2,927/mo
current
39% occ.
3.5%
$3,991/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.