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Detached house in Odiáxere
Grade Avillaluxury

Detached house in Odiáxere

Lagos · Western Algarve ·

€3.0M

Asking Price (EUR)

10.1%

True Net Yield (Owner, all-in)

7.4%

True Net Yield (Managed, all-in)

11.8%

True Gross Yield

58%

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: €395,732/yr
Average Daily Rate: €1863
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 12.8 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.0M
Brixfox Score: 82.5 / 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)

13.2%

True gross yield (all-in)

11.8%

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: 5
Building: 630 m²
Style: contemporary
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poolexpansive glass sliding doorsmulti-level outdoor living spacesmodern minimalist architecture

Score Breakdown

ROI
24.64
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.82
Payback Speed
5
STR Suitability
4

Description

Set beside the prestigious Palmares Golf Resort in Meia Praia, this exceptional 5-bedroom, 6-bathroom villa offers breathtaking views of the Atlantic Ocean and Alvor estuary in one of the Algarve's most sought-after locations. Designed with refined German and Italian influences, the home combines elegant architecture

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

Detached house in Odiáxere

Lagos · Western Algarve · Ref BF-86835 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$3,250,000
Ownership
Freehold
Bedrooms
5
Built area
630 m²
True net yield
7.8%
≈ $36,467/mo net after costs & tax
5-yr total return (net + appreciation)
13.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 83 · 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: excellent
View: pool

Description

Set beside the prestigious Palmares Golf Resort in Meia Praia, this exceptional 5-bedroom, 6-bathroom villa offers breathtaking views of the Atlantic Ocean and Alvor estuary in one of the Algarve's most sought-after locations. Designed with refined German and Italian influences, the home combines elegant architecture

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)
$2,606/night
50% ($1199)Brixfox estimate($2,606/night)200% ($4795)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Indicative
Yearly income
$266,568
Likely range $159,941 – $373,196
Airbnb data$2,606/night · 58% occupancy
Rental income
$2,606/night · 58% occ.
$512,632
Running costs (20%)
Utilities, cleaning, maintenance
-$102,526
Income tax (10%)
Indonesian rental income tax
-$143,537
Property tax
Annual property tax
-$0
Net income
8.2% ROI
$266,568

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.3%
11.0%
Fully-managed
9.1%
7.8%
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

14.4%

Annual Revenue

$512,632

Income Tax / yr

$44,855

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.

$24.6M$18.4M$12.3M$6.1M$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
+65%
10.6%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$2.8M
Total Position
$7.2M
+142%
9.2%/yr
Year 20
Capital Value
$6.6M
+119%
Rental Income
+$6.6M
Total Position
$13.1M
+340%
7.7%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$11.7M
Total Position
$21.4M
+615%
6.8%/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
Strong
8.2% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$2398 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

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $2398 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — 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

38% occ.
7.8%
$21,201/mo
48% occ.
9.9%
$26,750/mo
58% occ.
11.9%
$32,298/mo
current
68% occ.
14.0%
$37,847/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.