Detached house in N269-1, Vales de Pêra, Pêra
Detached house in N269-1, Vales de Pêra, Pêra — image 2Detached house in N269-1, Vales de Pêra, Pêra — image 3Detached house in N269-1, Vales de Pêra, Pêra — image 4Detached house in N269-1, Vales de Pêra, Pêra — image 5
Grade Avillaluxury

Detached house in N269-1, Vales de Pêra, Pêra

Silves · Central Algarve ·

€860,000

Asking Price (EUR)

8.2%

True Net Yield (Owner, all-in)

5.7%

True Net Yield (Managed, all-in)

12.7%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €127,008/yr
Average Daily Rate: €539
+23.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 8.5 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 80 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+16.7% over asking

Asking price€860,000
IMT — Property transfer tax (investment schedule)€51,600
IS — Stamp duty (0.8%)€6,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,900
Total acquisition costs€72,630
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

14.8%

True gross yield (all-in)

12.7%

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: 5
Bathrooms: 5
Building: 298 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern pergola over patiobonsai-style olive treeslarge communal pool with sun deck

Score Breakdown

ROI
24.96
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.46
Payback Speed
4
STR Suitability
3

Description

Discover your dream home in Alcantarilha! This impressive independent V3+2 house, built in 2022, combines modern architecture with vibrant decor that will certainly delight. Located in a gated community, it offers total security and privacy. Fully furnished and equipped, this house is ready to welcome you. With five s

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in N269-1, Vales de Pêra, Pêra

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
298 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score80
GradeA
Brixfox Intelligence
80AExcellent
Score Breakdown
ROI & Yield88%
Capital Growth84%
Risk Profile81%
Market Demand80%

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
+13.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$161K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.0%
$7,816/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.0 yr
Rental only

Property details

Year built: 2022
Energy: C
Condition: excellent

Description

Discover your dream home in Alcantarilha! This impressive independent V3+2 house, built in 2022, combines modern architecture with vibrant decor that will certainly delight. Located in a gated community, it offers total security and privacy. Fully furnished and equipped, this house is ready to welcome you. With five s

Income Breakdown

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Nightly Rate (ADR)
$778/night
50% ($358)Brixfox estimate($778/night)200% ($1432)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$93,795
Airbnb data$778/night · 65% occupancy
Rental income
$778/night · 65% occ.
$183,521
Running costs (20%)
Utilities, cleaning, maintenance
-$36,704
Income tax (10%)
Indonesian rental income tax
-$51,386
Property tax
Annual property tax
-$1,636
Net income
10.0% ROI
$93,795

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$934,783
IMT (transfer tax, investment schedule)$56,087
Imposto de Selo (stamp duty)$7,478
Notary & registration$1,359
Legal / due diligence$14,022
Total acquisition costs$78,946
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,088,728

Gross yield (asking)

19.6%

True gross yield (all-in)

16.9%

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.

$7.9M$5.9M$4.0M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $860K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$458K
Total Position
$1.5M
+75%
11.8%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$989K
Total Position
$2.3M
+163%
10.2%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$2.3M
Total Position
$4.2M
+389%
8.3%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$4.1M
Total Position
$6.9M
+702%
7.2%/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
Strong
10.0% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$716 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.0% — outperforms most villas in this market
Premium nightly rate of $716 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates

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

45% occ.
9.3%
$7,254/mo
55% occ.
11.4%
$8,911/mo
65% occ.
13.6%
$10,568/mo
current
75% occ.
15.7%
$12,226/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.