Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra
Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra — image 2Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra — image 3Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra — image 4Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra — image 5
Grade Bvillamid-range

Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra

Silves · Central Algarve ·

€855,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,910/yr
Average Daily Rate: €273
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 63.0 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 61 / 100
Comparable Properties: 4
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€970,770

+13.5% over asking

Asking price€855,000
IMT — Property transfer tax (investment schedule)€51,300
IS — Stamp duty (0.8%)€6,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,825
Total acquisition costs€72,215
Renovation (est. €55/m² × 161 m²)
Light touch-ups — paint, fixtures, deep clean.		€8,855
(€4,830–€12,880)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€970,770

Gross yield (asking price)

2.0%

True gross yield (all-in)

1.7%

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: 3
Bathrooms: 3
Building: 161 m²
Land: 575 m²
Style: portuguese-traditional
Condition: good
Year Built: 2012
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta roof tilesarched windows/doorwaysprivate swimming poolgolf course viewslush landscaping

Score Breakdown

ROI
9.29
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
1.69
Payback Speed
0
STR Suitability
3

Description

Exclusive Listing New to the Market! About the Villa: Year Built: 2012 Year Purchased: 2015 (The sellers have been the sole owners of the property) Plot Size: 575.4 m² Build Size: 160.6 m² Presenting an exquisite standalone villa, perfectly positioned in the idyllic Amendoeira Golf Resort a safe, family-friendly com

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Jessica Properties - AMI 22380 →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Morogado da Lameira, Amendoeira Golf, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
161 m²
Land Plot
575 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$160K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$926/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
83.6 yr
Rental only

Property details

Year built: 2012
Energy: B-
Condition: good

Description

Exclusive Listing New to the Market! About the Villa: Year Built: 2012 Year Purchased: 2015 (The sellers have been the sole owners of the property) Plot Size: 575.4 m² Build Size: 160.6 m² Presenting an exquisite standalone villa, perfectly positioned in the idyllic Amendoeira Golf Resort a safe, family-friendly com

Income Breakdown

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Nightly Rate (ADR)
$396/night
50% ($182)Brixfox estimate($396/night)200% ($729)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$11,116
Airbnb data$396/night · 17% occupancy
Rental income
$396/night · 17% occ.
$24,504
Running costs (20%)
Utilities, cleaning, maintenance
-$4,901
Income tax (10%)
Indonesian rental income tax
-$6,861
Property tax
Annual property tax
-$1,626
Net income
1.2% ROI
$11,116

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$929,348
IMT (transfer tax, investment schedule)$55,761
Imposto de Selo (stamp duty)$7,435
Notary & registration$1,359
Legal / due diligence$13,940
Total acquisition costs$78,495
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$9,625
($5,250–$14,000)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$1,053,011

Gross yield (asking)

2.6%

True gross yield (all-in)

2.3%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.7M$2.8M$1.9M$937K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $855K
Capital appreciation
Property value growing at +4%/yr based on Silves 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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$54K
Total Position
$1.1M
+28%
5.1%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$117K
Total Position
$1.4M
+62%
4.9%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$275K
Total Position
$2.1M
+151%
4.7%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$487K
Total Position
$3.3M
+281%
4.6%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.2% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$365 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
575 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $365 — positioned in the top tier
Generous 575 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 1.2% 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

30% occ.
3.1%
$2,396/mo
40% occ.
4.2%
$3,240/mo
17% occ.
1.7%
$1,294/mo
current
27% occ.
2.8%
$2,138/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.