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House in Odiáxere
Grade B+villa

House in Odiáxere

Lagos · Western Algarve ·

€1.7M

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

59%

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: €147,849/yr
Average Daily Rate: €690
Payback Period: 21.4 years
5-yr Capital Value: €2.0M
10-yr Capital Value: €2.3M
Brixfox Score: 67.3 / 100
Comparable Properties: 17
Data Confidence: 71%
Search Radius: 6 km

True Investment Cost

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

€1.9M

+15.2% over asking

Asking price€1.7M
IMT — Property transfer tax (investment schedule)€126,750
IS — Stamp duty (0.8%)€13,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€25,350
Total acquisition costs€166,870
Renovation (est. €200/m² × 260 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€52,000
(€26,000–€78,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.9M

Gross yield (asking price)

8.8%

True gross yield (all-in)

7.6%

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: 4
Building: 260 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.01
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.87
Payback Speed
3
STR Suitability
4

Description

Extraordinary 4-bedroom villa with panoramic views over the Ria de Alvor and the Serra de Monchique, for sale in Lagos, Algarve. Set in a privileged location, between the blue Ria de Alvor and the imposing Serra de Monchique, this elegant four-bedroom villa stands out for its stunning views, generous areas and perfect

Location

📍 37.1450°N, 8.7010°W

· Lagos, Algarve, Portugal

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

House in Odiáxere

Lagos · Western Algarve · Ref BF-90763 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,836,957
Ownership
Freehold
Bedrooms
4
Built area
260 m²
True net yield
4.7%
≈ $12,948/mo net after costs & tax
5-yr total return (net + appreciation)
10.9% / yr avg
Payback in ~21 yrs from rent
Brixfox Score 67 · B+

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

Description

Extraordinary 4-bedroom villa with panoramic views over the Ria de Alvor and the Serra de Monchique, for sale in Lagos, Algarve. Set in a privileged location, between the blue Ria de Alvor and the imposing Serra de Monchique, this elegant four-bedroom villa stands out for its stunning views, generous areas and perfect

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)
$965/night
50% ($483)Brixfox estimate($965/night)200% ($1,930)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$99,559
Likely range $59,736 – $139,383
Airbnb data$965/night · 59% occupancy
Rental income
$965/night · 59% occ.
$191,460
Running costs (20%)
Utilities, cleaning, maintenance
-$38,292
Income tax (28%)
Non-resident IRS (Cat. F)
-$53,609
Net income
5.4% ROI
$99,559

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.7%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.5%
4.7%
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

9.4%

Annual Revenue

$191,460

Income Tax / yr

$16,753

Payback

21 yrs

True All-In Cost
Asking price$1,836,957
IMT — transfer tax (non-resident 7.5%)$137,772
Stamp duty (0.8%)$14,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,032,141

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$11.3M$8.5M$5.7M$2.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.7M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.1M
+22%
Rental Income
+$486K
Total Position
$2.5M
+50%
8.5%/yr
Year 10
Capital Value
$2.5M
+48%
Rental Income
+$1.1M
Total Position
$3.6M
+110%
7.7%/yr
Year 20
Capital Value
$3.7M
+119%
Rental Income
+$2.5M
Total Position
$6.2M
+265%
6.7%/yr
Year 30
Capital Value
$5.5M
+224%
Rental Income
+$4.4M
Total Position
$9.8M
+482%
6.0%/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
5.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$888 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $888 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — 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

39% occ.
3.9%
$5,907/mo
49% occ.
4.9%
$7,434/mo
59% occ.
5.9%
$8,960/mo
current
69% occ.
6.9%
$10,487/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.