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House in Odiáxere
Grade Avillaluxury

House in Odiáxere

Lagos · Western Algarve ·

€3.0M

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

11.4%

True Gross Yield

57%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €381,351/yr
Average Daily Rate: €1821
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has sea (+10%), Luxury finish (+8%)
Payback Period: 13.3 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.0M
Brixfox Score: 80.3 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€3.4M

+12.2% over asking

Asking price€3.0M
IMT — Property transfer tax (investment schedule)€224,250
IS — Stamp duty (0.8%)€23,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€44,850
Total acquisition costs€294,270
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€3.4M

Gross yield (asking price)

12.8%

True gross yield (all-in)

11.4%

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
Building: 400 m²
Style: contemporary
Condition: new-build
Private Pool
sea

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist architectureinner courtyard with gardenflat roofs

Score Breakdown

ROI
24
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.74
Payback Speed
5
STR Suitability
4

Description

The villa offers five spacious en-suite bedrooms, thoughtfully arranged to ensure comfort and privacy. Two suites are located on the ground floor, while the remaining two plus one occupy the upper level and open onto a generous terrace overlooking the coastline. The elevated position captures panoramic sea views, creat

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

Listed via Idealista.pt
5-bedroom freehold villa in Lagos — photo 1 of 1
Idealista.pt

House in Odiáxere

Lagos · Western Algarve · Ref BF-86749 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$3,250,000
Ownership
Freehold
Bedrooms
5
Built area
400 m²
True net yield
7.5%
≈ $35,056/mo net after costs & tax
5-yr total return (net + appreciation)
13.4% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 80 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Lagos

Western Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: new-build
View: sea

Description

The villa offers five spacious en-suite bedrooms, thoughtfully arranged to ensure comfort and privacy. Two suites are located on the ground floor, while the remaining two plus one occupy the upper level and open onto a generous terrace overlooking the coastline. The elevated position captures panoramic sea views, creat

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$2,549/night
50% ($1172)Brixfox estimate($2,549/night)200% ($4689)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$256,892
Likely range $154,135 – $359,649
Airbnb data$2,549/night · 57% occupancy
Rental income
$2,549/night · 57% occ.
$494,023
Running costs (20%)
Utilities, cleaning, maintenance
-$98,805
Income tax (10%)
Indonesian rental income tax
-$138,326
Property tax
Annual property tax
-$0
Net income
7.9% ROI
$256,892

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.5%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
11.8%
10.6%
Fully-managed
8.7%
7.5%
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

13.9%

Annual Revenue

$494,023

Income Tax / yr

$43,227

Payback

13 yrs

True All-In Cost
Asking price$3,250,000
IMT — transfer tax (non-resident 7.5%)$243,750
Stamp duty (0.8%)$26,000
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$3,562,467

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$24.1M$18.1M$12.0M$6.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $3.0M
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.6M
+22%
Rental Income
+$1.3M
Total Position
$4.9M
+64%
10.4%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$2.7M
Total Position
$7.1M
+139%
9.1%/yr
Year 20
Capital Value
$6.6M
+119%
Rental Income
+$6.4M
Total Position
$12.9M
+332%
7.6%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$11.2M
Total Position
$20.9M
+600%
6.7%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$2345 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $2345 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 57% — 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

37% occ.
7.5%
$20,272/mo
47% occ.
9.5%
$25,699/mo
57% occ.
11.5%
$31,125/mo
current
67% occ.
13.5%
$36,551/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. Market factors in Portugal may impact actual yields.