House in Vila de Alcantarilha, Alcantarilha e Pêra
House in Vila de Alcantarilha, Alcantarilha e Pêra — image 2House in Vila de Alcantarilha, Alcantarilha e Pêra — image 3House in Vila de Alcantarilha, Alcantarilha e Pêra — image 4House in Vila de Alcantarilha, Alcantarilha e Pêra — image 5
Grade Bvillabudget

House in Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €28,141/yr
Average Daily Rate: €194
Payback Period: 17.5 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 55.7 / 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.

€740,365

+87.4% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 326 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€293,400
(€228,200–€358,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€740,365

Gross yield (asking price)

7.1%

True gross yield (all-in)

3.8%

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: 2
Building: 326 m²
Land: 188 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1970
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesblue painted window and door framesmultiple street-level entrances

Score Breakdown

ROI
16.59
Visual Appeal
5
Ownership Security
13
Location
8.4
Land & Space
3.78
Rental Demand
3.97
Payback Speed
2
STR Suitability
3

Description

Investment opportunity in a strategic area of the Algarve, close to the beaches and ideal for rehabilitation and tourist exploitation. Located at one of the entrances to the village of Alcantarilha, this property stands out for its traditional architecture and local history - the old house of the blacksmith and cartwri

Location

📍 37.1302°N, 8.3466°W

· Silves, Algarve, Portugal

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

House in Vila de Alcantarilha, Alcantarilha e Pêra

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

Grade B investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$74K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,707/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
21.0 yr
Rental only

Property details

Year built: 1970
Energy: F
Condition: needs-renovation

Description

Investment opportunity in a strategic area of the Algarve, close to the beaches and ideal for rehabilitation and tourist exploitation. Located at one of the entrances to the village of Alcantarilha, this property stands out for its traditional architecture and local history - the old house of the blacksmith and cartwri

Income Breakdown

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Nightly Rate (ADR)
$282/night
50% ($130)Brixfox estimate($282/night)200% ($518)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$20,480
Airbnb data$282/night · 40% occupancy
Rental income
$282/night · 40% occ.
$40,830
Running costs (20%)
Utilities, cleaning, maintenance
-$8,166
Income tax (10%)
Indonesian rental income tax
-$11,433
Property tax
Annual property tax
-$751
Net income
4.8% ROI
$20,480

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$318,913
($248,043–$389,783)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$802,571

Gross yield (asking)

9.5%

True gross yield (all-in)

5.1%

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.

$2.5M$1.9M$1.3M$626K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$100K
Total Position
$581K
+47%
8.0%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$216K
Total Position
$801K
+103%
7.3%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$506K
Total Position
$1.4M
+247%
6.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$896K
Total Position
$2.2M
+451%
5.9%/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
4.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$259 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
188 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $259 — 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 4.8% 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.
4.9%
$1,737/mo
40% occ.
6.5%
$2,337/mo
current
40% occ.
6.5%
$2,319/mo
current
50% occ.
8.2%
$2,919/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.