Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra
Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra — image 2Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra — image 3Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra — image 4Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade B+villamid-range

Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€799,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

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: €53,650/yr
Average Daily Rate: €305
Payback Period: 18.5 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 72.9 / 100
Comparable Properties: 4
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€918,592

+15.0% over asking

Asking price€799,000
IMT — Property transfer tax (investment schedule)€47,940
IS — Stamp duty (0.8%)€6,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,985
Total acquisition costs€67,567
Renovation (est. €55/m² × 315 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,325
(€9,450–€25,200)
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)€918,592

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.8%

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: 3
Bathrooms: 3
Building: 315 m²
Land: 5418 m²
Style: portuguese-traditional
Condition: good
Year Built: 1991
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced landscapingoutdoor dining with BBQbalcony with viewscobblestone driveway

Score Breakdown

ROI
16.1
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.81
Payback Speed
2
STR Suitability
3

Description

Magnificent 3 bedroom villa located in Pêra, in a quiet environment and with exceptional panoramic views. This property with traditional Algarve architecture was built around an old mill giving it a real cachet. It is nestled on an easy maintenance plot of 5418m2 with swimming pool, numerous terraces, garage and a wid

Location

📍 37.1211°N, 8.3410°W

· Silves, Algarve, Portugal

View on WILLIAMS Algarve Property →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Alexandre Herculano, Vila de Pêra, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
315 m²
Land Plot
5418 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+8.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$150K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$3,255/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
22.2 yr
Rental only

Property details

Year built: 1991
Energy: B-
Condition: good

Description

Magnificent 3 bedroom villa located in Pêra, in a quiet environment and with exceptional panoramic views. This property with traditional Algarve architecture was built around an old mill giving it a real cachet. It is nestled on an easy maintenance plot of 5418m2 with swimming pool, numerous terraces, garage and a wid

Income Breakdown

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Nightly Rate (ADR)
$444/night
50% ($204)Brixfox estimate($444/night)200% ($817)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$39,061
Airbnb data$444/night · 48% occupancy
Rental income
$444/night · 48% occ.
$78,040
Running costs (20%)
Utilities, cleaning, maintenance
-$15,608
Income tax (10%)
Indonesian rental income tax
-$21,851
Property tax
Annual property tax
-$1,520
Net income
4.5% ROI
$39,061

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$868,478
IMT (transfer tax, investment schedule)$52,109
Imposto de Selo (stamp duty)$6,948
Notary & registration$1,359
Legal / due diligence$13,027
Total acquisition costs$73,442
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,832
($10,272–$27,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$996,296

Gross yield (asking)

9.0%

True gross yield (all-in)

7.8%

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.

$4.9M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $799K
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
$972K
+22%
Rental Income
+$191K
Total Position
$1.2M
+46%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$412K
Total Position
$1.6M
+100%
7.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$966K
Total Position
$2.7M
+240%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.3M
+438%
5.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$409 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
5418 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $409 — positioned in the top tier
Generous 5418 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% 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.
3.7%
$2,710/mo
40% occ.
5.1%
$3,656/mo
48% occ.
6.1%
$4,426/mo
current
58% occ.
7.4%
$5,371/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.