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Detached house in . Nn, Odiáxere
Grade B+villa

Detached house in . Nn, Odiáxere

Lagos · Western Algarve ·

€3.0M

Asking Price (EUR)

6.8%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

8.2%

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: €282,787/yr
Average Daily Rate: €1371
Payback Period: 18.7 years
5-yr Capital Value: €3.5M
10-yr Capital Value: €4.0M
Brixfox Score: 70.1 / 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.

€3.5M

+15.5% 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 (est. €200/m² × 630 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€126,000
(€63,000–€189,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€3.5M

Gross yield (asking price)

9.5%

True gross yield (all-in)

8.2%

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

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
19.02
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.65
Payback Speed
4
STR Suitability
4

Description

SEA VIEW | NEW LUXURY 5 BEDROOM VILLA WITH SPA IN VALE DA LAMA FOR SALE - LAGOS Set in the heart of Vale da Lama, this brand-new five-bedroom villa is a striking fusion of modern design and coastal elegance. Scheduled for completion in 2025, this architectural masterpiece offers a total private living space of a genero

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 . Nn, Odiáxere

Lagos · Western Algarve · Ref BF-90964 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
5.3%
≈ $25,364/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~19 yrs from rent
Brixfox Score 70 · 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

SEA VIEW | NEW LUXURY 5 BEDROOM VILLA WITH SPA IN VALE DA LAMA FOR SALE - LAGOS Set in the heart of Vale da Lama, this brand-new five-bedroom villa is a striking fusion of modern design and coastal elegance. Scheduled for completion in 2025, this architectural masterpiece offers a total private living space of a genero

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)
$1,918/night
50% ($959)Brixfox estimate($1,918/night)200% ($3,835)
Occupancy
57%
10%Brixfox estimate(57%)100%

Short-Term Rental

Indicative
Yearly income
$190,434
Likely range $114,261 – $266,608
Airbnb data$1,918/night · 57% occupancy
Rental income
$1,918/night · 57% occ.
$366,220
Running costs (20%)
Utilities, cleaning, maintenance
-$73,244
Income tax (28%)
Non-resident IRS (Cat. F)
-$102,541
Net income
5.9% ROI
$190,434

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

5.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
8.5%
7.6%
Fully-managed
6.2%
5.3%
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

10.3%

Annual Revenue

$366,220

Income Tax / yr

$32,045

Payback

19 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.

$20.7M$15.6M$10.4M$5.2M$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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.6M
+22%
Rental Income
+$930K
Total Position
$4.6M
+53%
8.8%/yr
Year 10
Capital Value
$4.4M
+48%
Rental Income
+$2.0M
Total Position
$6.4M
+115%
8.0%/yr
Year 20
Capital Value
$6.6M
+119%
Rental Income
+$4.7M
Total Position
$11.3M
+277%
6.9%/yr
Year 30
Capital Value
$9.7M
+224%
Rental Income
+$8.3M
Total Position
$18.0M
+503%
6.2%/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

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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
5.9% annual return
Occupancy
Average
57% average occupancy
Nightly Rate
Strong
$1764 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 $1764 — 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 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.
4.1%
$11,073/mo
47% occ.
5.2%
$14,106/mo
57% occ.
6.3%
$17,139/mo
current
67% occ.
7.4%
$20,172/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.