House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra
House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra — image 2House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra — image 3House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra — image 4House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra — image 5
Grade Bvillamid-range

House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra

Silves · Central Algarve ·

€740,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €34,304/yr
Average Daily Rate: €251
Payback Period: 26.8 years
5-yr Capital Value: €972,349
10-yr Capital Value: €1.2M
Brixfox Score: 60.4 / 100
Comparable Properties: 7
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.

€847,820

+14.6% over asking

Asking price€740,000
IMT — Property transfer tax (investment schedule)€44,400
IS — Stamp duty (0.8%)€5,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,100
Total acquisition costs€62,670
Renovation (est. €55/m² × 190 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,450
(€5,700–€15,200)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€847,820

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.0%

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: 190 m²
Land: 377 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming pool with mosaictraditional terracotta roof tilesgreen shutters and gates

Score Breakdown

ROI
13.53
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
8.68
Rental Demand
3.74
Payback Speed
0
STR Suitability
3

Description

We present this excellent T3 villa, located in Alcantarilha and situated in a quiet residential area, ideal for those seeking comfort, privacy, and quality of life in the Algarve. With two well-distributed floors and excellent interior spaces, this villa offers spacious, bright, and functional rooms, designed for dail

Location

📍 37.1321°N, 8.3626°W

· Silves, Algarve, Portugal

View on Kat Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Vale de Lousas - Fontes da Matosa, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
190 m²
Land Plot
377 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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%
+$139K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$2,047/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
32.7 yr
Rental only

Property details

Year built: 2009
Energy: C
Condition: good

Description

We present this excellent T3 villa, located in Alcantarilha and situated in a quiet residential area, ideal for those seeking comfort, privacy, and quality of life in the Algarve. With two well-distributed floors and excellent interior spaces, this villa offers spacious, bright, and functional rooms, designed for dail

Income Breakdown

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Nightly Rate (ADR)
$366/night
50% ($168)Brixfox estimate($366/night)200% ($673)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$24,568
Airbnb data$366/night · 37% occupancy
Rental income
$366/night · 37% occ.
$49,952
Running costs (20%)
Utilities, cleaning, maintenance
-$9,990
Income tax (10%)
Indonesian rental income tax
-$13,987
Property tax
Annual property tax
-$1,408
Net income
3.1% ROI
$24,568

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$804,348
IMT (transfer tax, investment schedule)$48,261
Imposto de Selo (stamp duty)$6,435
Notary & registration$1,359
Legal / due diligence$12,065
Total acquisition costs$68,120
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,359
($6,196–$16,522)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$919,370

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.

$4.0M$3.0M$2.0M$999K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $740K
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
$900K
+22%
Rental Income
+$120K
Total Position
$1.0M
+38%
6.6%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$259K
Total Position
$1.4M
+83%
6.2%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$607K
Total Position
$2.2M
+201%
5.7%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$1.1M
Total Position
$3.5M
+370%
5.3%/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
3.1% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$336 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
377 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $336 — 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 3.1% 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.
3.3%
$2,218/mo
40% occ.
4.5%
$2,996/mo
37% occ.
4.2%
$2,797/mo
current
47% occ.
5.3%
$3,575/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.