T1 flat, Palmares, Odiáxere, Lagos
T1 flat, Palmares, Odiáxere, Lagos — image 2T1 flat, Palmares, Odiáxere, Lagos — image 3T1 flat, Palmares, Odiáxere, Lagos — image 4T1 flat, Palmares, Odiáxere, Lagos — image 5
Grade C+apartmentluxury

T1 flat, Palmares, Odiáxere, Lagos

Lagos · Western Algarve ·

€570,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

48%

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: €17,962/yr
Average Daily Rate: €103
Payback Period: 39.5 years
5-yr Capital Value: €748,972
10-yr Capital Value: €911,238
Brixfox Score: 53.9 / 100
Comparable Properties: 25
Data Confidence: 80%
Search Radius: 3 km

True Investment Cost

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

€651,390

+14.3% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€651,390

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.8%

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: 104 m²
Style: contemporary
Condition: new-build
Year Built: 2023
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multi-level outdoor living spacesintegrated landscaping with natural elementsmodern architectural lineslarge sliding glass doors for indoor-outdoor flow

Score Breakdown

ROI
10.6
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.08
Rental Demand
4.79
Payback Speed
0
STR Suitability
3

Description

We present this sophisticated 1 bedroom apartment located in Palmares, full of charm, comfort and sophistication. Just steps away from the Clubhouse, communal pool and other amenities of the development, the property offers stunning views of the golf course, the Alvor estuary and the coastline. Designed with meticul

Location

📍 37.1328°N, 8.6454°W

· Lagos, Algarve, Portugal

View on Lagos Algarve Real Estate →Also on Idealista.pt
Idealista.pt
Lagos / Western Algarve

T1 flat, Palmares, Odiáxere, Lagos

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

Grade C+ investment — short-term rental yields 2.0% 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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+5.5%
+$157K in 5yr (+28%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$1,037/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
49.8 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

We present this sophisticated 1 bedroom apartment located in Palmares, full of charm, comfort and sophistication. Just steps away from the Clubhouse, communal pool and other amenities of the development, the property offers stunning views of the golf course, the Alvor estuary and the coastline. Designed with meticul

Income Breakdown

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Nightly Rate (ADR)
$149/night
50% ($69)Brixfox estimate($149/night)200% ($274)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$12,450
Airbnb data$149/night · 48% occupancy
Rental income
$149/night · 48% occ.
$26,027
Running costs (20%)
Utilities, cleaning, maintenance
-$5,205
Income tax (10%)
Indonesian rental income tax
-$7,288
Property tax
Annual property tax
-$1,084
Net income
2.0% ROI
$12,450

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$619,565
IMT (transfer tax, investment schedule)$36,337
Imposto de Selo (stamp duty)$4,957
Notary & registration$1,359
Legal / due diligence$9,293
Total acquisition costs$51,946
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$708,033

Gross yield (asking)

4.2%

True gross yield (all-in)

3.7%

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.

$2.8M$2.1M$1.4M$688K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $570K
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
$693K
+22%
Rental Income
+$61K
Total Position
$754K
+32%
5.8%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$131K
Total Position
$975K
+71%
5.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$308K
Total Position
$1.6M
+173%
5.2%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$545K
Total Position
$2.4M
+320%
4.9%/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
2.0% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Good
$137 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 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 2.0% 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.
1.7%
$862/mo
40% occ.
2.3%
$1,179/mo
48% occ.
2.8%
$1,428/mo
current
58% occ.
3.4%
$1,745/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.