T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra
T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra — image 2T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra — image 3T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra — image 4T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade B+apartmentmid-range

T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€475,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.7%

True Net Yield (Managed, all-in)

10.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €56,458/yr
Average Daily Rate: €323
Payback Period: 10.4 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 74.5 / 100
Comparable Properties: 4
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€545,705

+14.9% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€545,705

Gross yield (asking price)

11.9%

True gross yield (all-in)

10.3%

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: 2
Building: 158 m²
Style: contemporary
Condition: excellent
Year Built: 2024
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracesglass balcony railingscommunal swimming poolsolar panels

Score Breakdown

ROI
22.51
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
5.16
Rental Demand
4.79
Payback Speed
4
STR Suitability
3

Description

High-quality 3-bedroom apartment located in the condominium "Vasco da Gama" in the center of Pêra, with a swimming pool, private rooftop terrace with sea views, and a parking space in the basement. The building has an elevator. The apartment comprises of a spacious living room and "Open Concept" kitchen, pantry with

Location

📍 37.1207°N, 8.3422°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua Infante Dom Henrique, 12 a, Vila de Pêra, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 8.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$89K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$3,482/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: excellent

Description

High-quality 3-bedroom apartment located in the condominium "Vasco da Gama" in the center of Pêra, with a swimming pool, private rooftop terrace with sea views, and a parking space in the basement. The building has an elevator. The apartment comprises of a spacious living room and "Open Concept" kitchen, pantry with

Income Breakdown

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Nightly Rate (ADR)
$470/night
50% ($216)Brixfox estimate($470/night)200% ($864)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$41,785
Airbnb data$470/night · 48% occupancy
Rental income
$470/night · 48% occ.
$82,092
Running costs (20%)
Utilities, cleaning, maintenance
-$16,418
Income tax (10%)
Indonesian rental income tax
-$22,986
Property tax
Annual property tax
-$904
Net income
8.1% ROI
$41,785

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$593,158

Gross yield (asking)

15.9%

True gross yield (all-in)

13.8%

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.

$3.9M$2.9M$1.9M$969K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$578K
+22%
Rental Income
+$204K
Total Position
$782K
+65%
10.5%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$441K
Total Position
$1.1M
+141%
9.2%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$1.0M
Total Position
$2.1M
+337%
7.6%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.8M
Total Position
$3.4M
+609%
6.7%/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
Strong
8.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$432 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

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $432 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.8%
$2,924/mo
40% occ.
9.1%
$3,924/mo
48% occ.
11.0%
$4,714/mo
current
58% occ.
13.3%
$5,713/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.