T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra
T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra — image 2T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra — image 3T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra — image 4T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra — image 5
Grade Bapartmentluxury

T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra

Silves · Central Algarve ·

€495,000

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €32,090/yr
Average Daily Rate: €211
Payback Period: 18.8 years
5-yr Capital Value: €650,423
10-yr Capital Value: €791,339
Brixfox Score: 62 / 100
Comparable Properties: 3
Data Confidence: 61%
Search Radius: 3 km

True Investment Cost

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

€586,365

+18.5% over asking

Asking price€495,000
IMT — Property transfer tax (investment schedule)€27,430
IS — Stamp duty (0.8%)€3,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,425
Total acquisition costs€40,065
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€586,365

Gross yield (asking price)

6.5%

True gross yield (all-in)

5.5%

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: 173 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2012
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf course accessmultiple swimming poolscoastal proximitytraditional Algarve architecture

Score Breakdown

ROI
15.95
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.46
Rental Demand
4.17
Payback Speed
2
STR Suitability
3

Description

Nestled within an esteemed gated community spanning 270 hectares of natural beauty, this appealing residence offers an unparalleled living experience. Embracing luxurious amenities, the community boasts communal swimming pools, three exceptional golf courses (two 18-hole and one 9-hole), including the country's sole i

Location

📍 37.1481°N, 8.3671°W

· Silves, Algarve, Portugal

View on Jessica Properties - AMI 22380 →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat, Morgado da Lameira, Nn, Amendoeira Golf, Alcantarilha e Pêra

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

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$93K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,977/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
22.7 yr
Rental only

Property details

Year built: 2012
Energy: B
Condition: excellent

Description

Nestled within an esteemed gated community spanning 270 hectares of natural beauty, this appealing residence offers an unparalleled living experience. Embracing luxurious amenities, the community boasts communal swimming pools, three exceptional golf courses (two 18-hole and one 9-hole), including the country's sole i

Income Breakdown

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Nightly Rate (ADR)
$311/night
50% ($143)Brixfox estimate($311/night)200% ($573)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$23,727
Airbnb data$311/night · 42% occupancy
Rental income
$311/night · 42% occ.
$47,439
Running costs (20%)
Utilities, cleaning, maintenance
-$9,488
Income tax (10%)
Indonesian rental income tax
-$13,283
Property tax
Annual property tax
-$942
Net income
4.4% ROI
$23,727

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$538,043
IMT (transfer tax, investment schedule)$29,815
Imposto de Selo (stamp duty)$4,304
Notary & registration$1,359
Legal / due diligence$8,071
Total acquisition costs$43,549
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$637,353

Gross yield (asking)

8.8%

True gross yield (all-in)

7.4%

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.

$3.0M$2.3M$1.5M$760K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $495K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$602K
+22%
Rental Income
+$116K
Total Position
$718K
+45%
7.7%/yr
Year 10
Capital Value
$733K
+48%
Rental Income
+$250K
Total Position
$983K
+99%
7.1%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$587K
Total Position
$1.7M
+238%
6.3%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.0M
Total Position
$2.6M
+434%
5.7%/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
Average
4.4% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$287 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 $287 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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.
4.3%
$1,911/mo
40% occ.
5.7%
$2,574/mo
42% occ.
6.0%
$2,689/mo
current
52% occ.
7.5%
$3,352/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.