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Detached house in Odiáxere
Detached house in Odiáxere — image 2Detached house in Odiáxere — image 3Detached house in Odiáxere — image 4Detached house in Odiáxere — image 5
Grade C+villa

Detached house in Odiáxere

Lagos · Western Algarve ·

€4.5M

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

66%

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: €160,049/yr
Average Daily Rate: €662
Payback Period: 64.5 years
5-yr Capital Value: €5.2M
10-yr Capital Value: €6.0M
Brixfox Score: 54.2 / 100
Comparable Properties: 9
Data Confidence: 66%
Search Radius: 4 km

True Investment Cost

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

€5.1M

+13.2% over asking

Asking price€4.5M
IMT — Property transfer tax (investment schedule)€337,500
IS — Stamp duty (0.8%)€36,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€67,500
Total acquisition costs€442,250
Renovation (est. €200/m² × 580 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€116,000
(€58,000–€174,000)
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)€5.1M

Gross yield (asking price)

3.6%

True gross yield (all-in)

3.1%

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
Bathrooms: 6
Building: 580 m²
Year Built: 1900

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
6.2
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.62
Payback Speed
0
STR Suitability
4

Description

A distinctive property in the Algarve, where design, sustainability, and location come together to create a home of high residential and tourist value. Features Contemporary villa with approximately 95% energy self-sufficiency Construction focused on thermal insulation, elimination of thermal bridges, and natural venti

Location

📍 37.1261°N, 8.6415°W

· Lagos, Algarve, Portugal

Listed by Mimosaproperties via Idealista.pt
4-bedroom freehold villa in Lagos — photo 1 of 5
Idealista.pt
4-bedroom freehold villa in Lagos — photo 2 of 5
4-bedroom freehold villa in Lagos — photo 3 of 5
4-bedroom freehold villa in Lagos — photo 4 of 5
4-bedroom freehold villa in Lagos — photo 5 of 5

Detached house in Odiáxere

Lagos · Western Algarve · Ref BF-91306 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$4,891,304
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
580 m²
True net yield
1.6%
≈ $12,339/mo net after costs & tax
5-yr total return (net + appreciation)
7.7% / yr avg
Payback in ~64 yrs from rent
Brixfox Score 54 · 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

Year built: 1900

Description

A distinctive property in the Algarve, where design, sustainability, and location come together to create a home of high residential and tourist value. Features Contemporary villa with approximately 95% energy self-sufficiency Construction focused on thermal insulation, elimination of thermal bridges, and natural venti

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)
$926/night
50% ($463)Brixfox estimate($926/night)200% ($1,852)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$107,776
Likely range $64,665 – $150,887
Airbnb data$926/night · 66% occupancy
Rental income
$926/night · 66% occ.
$207,262
Running costs (20%)
Utilities, cleaning, maintenance
-$41,452
Income tax (28%)
Non-resident IRS (Cat. F)
-$58,033
Net income
2.2% ROI
$107,776

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.6%

on all-in cost of $5,340,000

Scenario
Pre-tax
After-tax
Owner-managed
2.8%
2.4%
Fully-managed
1.9%
1.6%
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

3.9%

Annual Revenue

$207,262

Income Tax / yr

$18,136

Payback

64 yrs

True All-In Cost
Asking price$4,891,304
IMT — transfer tax (non-resident 7.5%)$366,848
Stamp duty (0.8%)$39,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$5,340,000

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Lagos.

$22.2M$16.7M$11.1M$5.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.5M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$5.5M
+22%
Rental Income
+$526K
Total Position
$6.0M
+33%
5.9%/yr
Year 10
Capital Value
$6.7M
+48%
Rental Income
+$1.1M
Total Position
$7.8M
+73%
5.7%/yr
Year 20
Capital Value
$9.9M
+119%
Rental Income
+$2.7M
Total Position
$12.5M
+178%
5.3%/yr
Year 30
Capital Value
$14.6M
+224%
Rental Income
+$4.7M
Total Position
$19.3M
+329%
5.0%/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

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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
Weak
2.2% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$852 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 $852 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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

46% occ.
1.7%
$6,771/mo
56% occ.
2.0%
$8,235/mo
66% occ.
2.4%
$9,700/mo
current
76% occ.
2.7%
$11,164/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.