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Quinta in Ruivas, Odiáxere
Quinta in Ruivas, Odiáxere — image 2Quinta in Ruivas, Odiáxere — image 3Quinta in Ruivas, Odiáxere — image 4Quinta in Ruivas, Odiáxere — image 5
Grade C+villabudget

Quinta in Ruivas, Odiáxere

Lagos · Western Algarve ·

€395,000

Asking Price (EUR)

0.0%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

1.0%

True Gross Yield

26%

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: €4,923/yr
Average Daily Rate: €52
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 46 / 100
Comparable Properties: 6
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€512,265

+29.7% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 80 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€72,000
(€56,000–€88,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€512,265

Gross yield (asking price)

1.3%

True gross yield (all-in)

1.0%

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: 80 m²
Land: 6200 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: D
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
2.61
Payback Speed
0
STR Suitability
4

Description

Located in Ruivas / Escampadinho, within the parish of Odiáxere, Lagos. It pairs a practical home with functional agricultural infrastructure, designed for anyone seeking space, land autonomy, and a straightforward connection to the coast. The House: Efficient Layout and Renovated InteriorThis detached single-story

Location

📍 37.1555°N, 8.6592°W

· Lagos, Algarve, Portugal

Visit MYPORTUGAL Real Estate →Listed via Idealista.pt
1-bedroom freehold villa in Lagos — photo 1 of 5
MYPORTUGAL Real Estate
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Quinta in Ruivas, Odiáxere

Lagos · Western Algarve · Ref BF-86866 Source verified · MYPORTUGAL Real Estate · listed 1 Jul 2026
Asking price · Freehold
$429,348
View original listing
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
80 m²
Land
6200 m²
5-yr total return (net + appreciation)
6.3% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 46 · C+

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

Energy: D
Condition: needs-renovation
View: countryside

Description

Located in Ruivas / Escampadinho, within the parish of Odiáxere, Lagos. It pairs a practical home with functional agricultural infrastructure, designed for anyone seeking space, land autonomy, and a straightforward connection to the coast. The House: Efficient Layout and Renovated InteriorThis detached single-story

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)
$72/night
50% ($33)Brixfox estimate($72/night)200% ($133)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Indicative
Yearly income
$3,317
Likely range $1,990 – $4,643
Airbnb data$72/night · 26% occupancy
Rental income
$72/night · 26% occ.
$6,378
Running costs (20%)
Utilities, cleaning, maintenance
-$1,276
Income tax (10%)
Indonesian rental income tax
-$1,786
Property tax
Annual property tax
-$0
Net income
0.8% ROI
$3,317

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $499,613

Scenario
Pre-tax
After-tax
Owner-managed
0.0%
0.0%
Fully-managed
0.0%
0.0%
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

1.3%

Annual Revenue

$6,378

Income Tax / yr

$558

Payback

—

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$27,174
All-in cost$499,613

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$1.6M$1.2M$820K$410K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $395K
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$16K
Total Position
$497K
+26%
4.7%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$35K
Total Position
$620K
+57%
4.6%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$82K
Total Position
$947K
+140%
4.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$145K
Total Position
$1.4M
+261%
4.4%/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
Weak
0.8% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Weak
$67 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
6200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 6200 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 0.8% 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.
1.3%
$462/mo
40% occ.
1.7%
$617/mo
26% occ.
1.1%
$402/mo
current
36% occ.
1.6%
$556/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.