Detached house in Olheiros, Odiáxere
Detached house in Olheiros, Odiáxere — image 2Detached house in Olheiros, Odiáxere — image 3Detached house in Olheiros, Odiáxere — image 4Detached house in Olheiros, Odiáxere — image 5
Grade Avillabudget

Detached house in Olheiros, Odiáxere

Lagos · Western Algarve ·

€446,000

Asking Price (EUR)

10.9%

True Net Yield (Owner, all-in)

7.9%

True Net Yield (Managed, all-in)

12.8%

True Gross Yield

51%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 18% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €111,086/yr
Average Daily Rate: €598
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 7.2 years
5-yr Capital Value: €517,036
10-yr Capital Value: €599,387
Brixfox Score: 76.1 / 100
Comparable Properties: 9
Data Confidence: 54%
Search Radius: 6 km

True Investment Cost

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

€865,168

+94.0% over asking

Asking price€446,000
IMT — Property transfer tax (investment schedule)€23,510
IS — Stamp duty (0.8%)€3,568
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,690
Total acquisition costs€35,018
Renovation (est. €900/m² × 391 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€351,900
(€273,700–€430,100)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€865,168

Gross yield (asking price)

24.9%

True gross yield (all-in)

12.8%

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: 6
Bathrooms: 1
Building: 391 m²
Land: 18880 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.09
Payback Speed
5
STR Suitability
4

Description

The Authentic Algarve Awaiting Its Next Great Chapter. Picture a landscape where the horizon is your only boundary and the silence is broken only by the gentle Algarve breeze. Strategically located in Odiáxere, just minutes away from the vibrant city of Lagos and the peaceful Bravura Dam, this 1.8-hectare estate is an

Location

📍 37.1352°N, 8.6329°W

· Lagos, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Detached house in Olheiros, Odiáxere
Idealista.pt
Source verified

Detached house in Olheiros, Odiáxere

Lagos · Western Algarve · Freehold · Ref BF-7436
Ownership
Freehold
Bedrooms
6
Bathrooms
1
Built area
391 m²
Land
18880 m²
True net yield
14.0%
≈ $10,452/mo net after costs & tax
Brixfox Score 76 · A

Property details

Energy: Exempt
Condition: needs-renovation
View: countryside

Description

The Authentic Algarve Awaiting Its Next Great Chapter. Picture a landscape where the horizon is your only boundary and the silence is broken only by the gentle Algarve breeze. Strategically located in Odiáxere, just minutes away from the vibrant city of Lagos and the peaceful Bravura Dam, this 1.8-hectare estate is an

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Customize your projections
Nightly Rate (ADR)
$860/night
50% ($396)Brixfox estimate($860/night)200% ($1583)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$76,958
Airbnb data$860/night · 51% occupancy
Rental income
$860/night · 51% occ.
$147,997
Running costs (20%)
Utilities, cleaning, maintenance
-$29,599
Income tax (10%)
Indonesian rental income tax
-$41,439
Property tax
Annual property tax
-$0
Net income
15.9% ROI
$76,958

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

14.0%

on all-in cost of $560,330

Scenario
Pre-tax
After-tax
Owner-managed
22.4%
20.1%
Fully-managed
16.3%
14.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

26.4%

Annual Revenue

$147,997

Income Tax / yr

$12,950

Payback

7 yrs

True All-In Cost
Asking price$484,783
IMT — transfer tax (non-resident 7.5%)$36,359
Stamp duty (0.8%)$3,878
Notary + registry$2,174
Legal$5,963
Furnishing + STR launch$27,174
All-in cost$560,330

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$5.5M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $446K
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 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$543K
+22%
Rental Income
+$376K
Total Position
$919K
+106%
15.5%/yr
Year 10
Capital Value
$660K
+48%
Rental Income
+$812K
Total Position
$1.5M
+230%
12.7%/yr
Year 20
Capital Value
$977K
+119%
Rental Income
+$1.9M
Total Position
$2.9M
+546%
9.8%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$3.4M
Total Position
$4.8M
+980%
8.3%/yr

Location

Lagos

Western Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
15.9% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$791 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
18880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.9% — outperforms most villas in this market
Premium nightly rate of $791 — positioned in the top tier
Generous 18880 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 51% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

31% occ.
14.0%
$5,661/mo
41% occ.
18.5%
$7,492/mo
51% occ.
23.1%
$9,324/mo
current
61% occ.
27.6%
$11,155/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$484,783
14.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 5 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.