Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra
Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra — image 2Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra — image 3Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra — image 4Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra — image 5
Grade B+apartmentluxury

Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra

Silves · Central Algarve ·

€525,000

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

33%

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: €40,935/yr
Average Daily Rate: €345
+14.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 16.0 years
5-yr Capital Value: €689,842
10-yr Capital Value: €839,299
Brixfox Score: 66.4 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€616,955

+17.5% over asking

Asking price€525,000
IMT — Property transfer tax (investment schedule)€29,830
IS — Stamp duty (0.8%)€4,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,875
Total acquisition costs€43,155
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€616,955

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.6%

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: 3
Bathrooms: 3
Building: 190 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta roof tilesarched doorways and windowslush landscapingsolar panels on roof

Score Breakdown

ROI
17.39
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.8
Rental Demand
3.25
Payback Speed
2
STR Suitability
3

Description

Luxury 3-Bedroom Penthouse Duplex - Amendoeira Golf Resort, Algarve Experience elevated living in this exceptional penthouse duplex, perfectly positioned within the prestigious Amendoeira Golf Resort. Designed for comfort and style, this spacious property offers privacy, panoramic views, and premium finishes throughou

Location

📍 37.1515°N, 8.3525°W

· Silves, Algarve, Portugal

View on City Home Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Duplex in Estrada Sem Nome, Amendoeira Golf, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
190 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$2,484/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.1 yr
Rental only

Property details

Energy: B
Condition: excellent

Description

Luxury 3-Bedroom Penthouse Duplex - Amendoeira Golf Resort, Algarve Experience elevated living in this exceptional penthouse duplex, perfectly positioned within the prestigious Amendoeira Golf Resort. Designed for comfort and style, this spacious property offers privacy, panoramic views, and premium finishes throughou

Income Breakdown

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Nightly Rate (ADR)
$499/night
50% ($229)Brixfox estimate($499/night)200% ($918)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$29,806
Airbnb data$499/night · 33% occupancy
Rental income
$499/night · 33% occ.
$59,240
Running costs (20%)
Utilities, cleaning, maintenance
-$11,848
Income tax (10%)
Indonesian rental income tax
-$16,587
Property tax
Annual property tax
-$999
Net income
5.2% ROI
$29,806

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$570,652
IMT (transfer tax, investment schedule)$32,424
Imposto de Selo (stamp duty)$4,565
Notary & registration$1,359
Legal / due diligence$8,560
Total acquisition costs$46,908
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$670,603

Gross yield (asking)

10.4%

True gross yield (all-in)

8.8%

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.

$3.5M$2.6M$1.7M$865K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $525K
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.
Paid back
Year 16: 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
$639K
+22%
Rental Income
+$146K
Total Position
$784K
+49%
8.4%/yr
Year 10
Capital Value
$777K
+48%
Rental Income
+$314K
Total Position
$1.1M
+108%
7.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$737K
Total Position
$1.9M
+259%
6.6%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+473%
6.0%/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
Good
5.2% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$459 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $459 — 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 33% — 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

30% occ.
6.5%
$3,103/mo
40% occ.
8.8%
$4,165/mo
33% occ.
7.1%
$3,372/mo
current
43% occ.
9.3%
$4,434/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.