Detached house in N269-1, Vila de Alcantarilha, Alcantarilha
Detached house in N269-1, Vila de Alcantarilha, Alcantarilha — image 2Detached house in N269-1, Vila de Alcantarilha, Alcantarilha — image 3Detached house in N269-1, Vila de Alcantarilha, Alcantarilha — image 4Detached house in N269-1, Vila de Alcantarilha, Alcantarilha — image 5
Grade B+villaluxury

Detached house in N269-1, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

44%

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: €58,214/yr
Average Daily Rate: €365
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.8 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €2.0M
Brixfox Score: 69.2 / 100
Comparable Properties: 6
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.2% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€93,750
IS — Stamp duty (0.8%)€10,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,750
Total acquisition costs€123,750
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.1%

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: 4
Building: 360 m²
Land: 886 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolglass railingslarge format windowsopen-plan livingrooftop terrace

Score Breakdown

ROI
13.51
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
11.28
Rental Demand
4.37
Payback Speed
0
STR Suitability
3

Description

Modern architecture residence with luxury finishes, almost brand new, developed over three floors, set on a plot of around 900 square meters. When we enter the spacious and very elegant hallway in bright tones, we have, on the left, a storage room that can be used as a laundry. Also on the left, we find the first en-s

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Sotheby's Realty Carvoeiro →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in N269-1, Vila de Alcantarilha, Alcantarilha

Inventory
3 Beds
Bathrooms
4 Baths
Built Area
360 m²
Land Plot
886 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$235K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$3,447/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
32.9 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: new-build

Description

Modern architecture residence with luxury finishes, almost brand new, developed over three floors, set on a plot of around 900 square meters. When we enter the spacious and very elegant hallway in bright tones, we have, on the left, a storage room that can be used as a laundry. Also on the left, we find the first en-s

Income Breakdown

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Nightly Rate (ADR)
$528/night
50% ($243)Brixfox estimate($528/night)200% ($971)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$41,361
Airbnb data$528/night · 44% occupancy
Rental income
$528/night · 44% occ.
$84,112
Running costs (20%)
Utilities, cleaning, maintenance
-$16,822
Income tax (10%)
Indonesian rental income tax
-$23,551
Property tax
Annual property tax
-$2,378
Net income
3.0% ROI
$41,361

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$1,358,696
IMT (transfer tax, investment schedule)$101,902
Imposto de Selo (stamp duty)$10,870
Notary & registration$1,359
Legal / due diligence$20,380
Total acquisition costs$134,511
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,548,967

Gross yield (asking)

6.2%

True gross yield (all-in)

5.4%

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.

$6.7M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$202K
Total Position
$1.7M
+38%
6.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$436K
Total Position
$2.3M
+83%
6.2%/yr
Year 20
Capital Value
$2.7M
+119%
Rental Income
+$1.0M
Total Position
$3.8M
+201%
5.7%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$1.8M
Total Position
$5.9M
+369%
5.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.0% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$485 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
886 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $485 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 886 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% is near 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.
2.8%
$3,172/mo
40% occ.
3.8%
$4,295/mo
44% occ.
4.2%
$4,708/mo
current
54% occ.
5.2%
$5,831/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.