T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra
T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra — image 2T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra — image 3T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra — image 4T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade C+apartmentmid-range

T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €16,752/yr
Average Daily Rate: €125
Payback Period: 76.8 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 52.9 / 100
Comparable Properties: 14
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€444,265

+12.5% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation€0 — move-in ready
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€444,265

Gross yield (asking price)

4.2%

True gross yield (all-in)

3.8%

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: 1
Bathrooms: 2
Building: 153 m²
Style: contemporary
Condition: excellent
Year Built: 2006
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconymodern decorative wall clockminimalist black metal decor

Score Breakdown

ROI
5.2
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.06
Rental Demand
3.67
Payback Speed
0
STR Suitability
4

Description

Renovated and very well preserved apartment, in the center of Vila de Pêra. The apartment consists of: - Entrance hall - Furnished and equipped kitchen in open space - Large common room with access to balcony - Distribution hall with storage - Room - Complete bathroom with shower tray - En-suite bedroom with built-in

Location

📍 37.1166°N, 8.3399°W

· Silves, Algarve, Portugal

View on M Concept Home →Also on Idealista.pt
T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra
Idealista.pt
Source verified

T1 flat, Urbanização Barrocal, 1, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve · Freehold · Ref BF-5210
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
153 m²
True net yield
1.3%
≈ $1,221/mo net after costs & tax
Brixfox Score 53 · C+

Property details

Year built: 2006
Energy: C
Condition: excellent

Description

Renovated and very well preserved apartment, in the center of Vila de Pêra. The apartment consists of: - Entrance hall - Furnished and equipped kitchen in open space - Large common room with access to balcony - Distribution hall with storage - Room - Complete bathroom with shower tray - En-suite bedroom with built-in

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)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($331)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$11,603
Airbnb data$180/night · 37% occupancy
Rental income
$180/night · 37% occ.
$22,313
Running costs (20%)
Utilities, cleaning, maintenance
-$4,463
Income tax (10%)
Indonesian rental income tax
-$6,248
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$11,603

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.3%

on all-in cost of $481,135

Scenario
Pre-tax
After-tax
Owner-managed
3.0%
2.6%
Fully-managed
1.7%
1.3%
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

4.6%

Annual Revenue

$22,313

Income Tax / yr

$1,952

Payback

77 yrs

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$8,696
All-in cost$481,135

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.1M$1.5M$1.0M$514K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 26: 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
$481K
+22%
Rental Income
+$57K
Total Position
$537K
+36%
6.3%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$122K
Total Position
$707K
+79%
6.0%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$287K
Total Position
$1.2M
+192%
5.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$508K
Total Position
$1.8M
+353%
5.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$166 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
3.2%
$1,150/mo
40% occ.
4.3%
$1,533/mo
37% occ.
3.9%
$1,406/mo
current
47% occ.
5.0%
$1,789/mo

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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.

Asking price · Freehold
$429,348
1.3%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.