T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra
T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 2T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 3T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 4T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 5
Grade B+apartmentmid-range

T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€390,000

Asking Price (EUR)

5.1%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €35,689/yr
Average Daily Rate: €163
Payback Period: 13.4 years
5-yr Capital Value: €512,454
10-yr Capital Value: €623,479
Brixfox Score: 66.4 / 100
Comparable Properties: 4
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€451,605

+15.8% over asking

Asking price€390,000
IMT — Property transfer tax (investment schedule)€19,030
IS — Stamp duty (0.8%)€3,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,850
Total acquisition costs€29,250
Renovation (est. €55/m² × 91 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,005
(€2,730–€7,280)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€451,605

Gross yield (asking price)

9.2%

True gross yield (all-in)

7.9%

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: 2
Bathrooms: 1
Building: 91 m²
Style: contemporary
Condition: good
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large communal poolopen-plan living/kitchen areabuilt-in wooden wardrobes

Score Breakdown

ROI
19.23
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.82
Rental Demand
6
Payback Speed
3
STR Suitability
3

Description

This exceptional two-bedroom ground-floor corner apartment is situated in the prestigious Amendoeira Golf Resort in Alcantarilha, Algarve. The apartment offers a bright and airy living space that opens directly onto a private outdoor patio - perfect for relaxing or entertaining. The modern, fully equipped kitchen co

Location

📍 37.1303°N, 8.3450°W

· Silves, Algarve, Portugal

View on Rustic Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
91 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.2% 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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$73K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.2%
$2,208/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
16.0 yr
Rental only

Property details

Energy: B
Condition: good

Description

This exceptional two-bedroom ground-floor corner apartment is situated in the prestigious Amendoeira Golf Resort in Alcantarilha, Algarve. The apartment offers a bright and airy living space that opens directly onto a private outdoor patio - perfect for relaxing or entertaining. The modern, fully equipped kitchen co

Income Breakdown

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Nightly Rate (ADR)
$239/night
50% ($110)Brixfox estimate($239/night)200% ($440)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$26,494
Airbnb data$239/night · 60% occupancy
Rental income
$239/night · 60% occ.
$52,377
Running costs (20%)
Utilities, cleaning, maintenance
-$10,475
Income tax (10%)
Indonesian rental income tax
-$14,666
Property tax
Annual property tax
-$742
Net income
6.2% ROI
$26,494

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$423,913
IMT (transfer tax, investment schedule)$20,685
Imposto de Selo (stamp duty)$3,391
Notary & registration$1,359
Legal / due diligence$6,359
Total acquisition costs$31,793
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,440
($2,967–$7,913)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$490,875

Gross yield (asking)

12.4%

True gross yield (all-in)

10.7%

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.

$2.8M$2.1M$1.4M$697K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $390K
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 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
$474K
+22%
Rental Income
+$129K
Total Position
$604K
+55%
9.1%/yr
Year 10
Capital Value
$577K
+48%
Rental Income
+$279K
Total Position
$857K
+120%
8.2%/yr
Year 20
Capital Value
$855K
+119%
Rental Income
+$655K
Total Position
$1.5M
+287%
7.0%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.2M
Total Position
$2.4M
+522%
6.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.2% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$220 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 $220 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
5.6%
$1,976/mo
50% occ.
7.0%
$2,485/mo
60% occ.
8.5%
$2,993/mo
current
70% occ.
9.9%
$3,502/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.