Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra
Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra — image 2Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra — image 3Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra — image 4Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade B+villaluxury

Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€1.9M

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.6%

True Net Yield (Managed, all-in)

5.8%

True Gross Yield

45%

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 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €128,239/yr
Average Daily Rate: €780
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 18.6 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.1M
Brixfox Score: 73.4 / 100
Comparable Properties: 5
Data Confidence: 53%
Search Radius: 3 km

True Investment Cost

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

€2.2M

+13.1% over asking

Asking price€1.9M
IMT — Property transfer tax (investment schedule)€146,250
IS — Stamp duty (0.8%)€15,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€29,250
Total acquisition costs€192,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.2M

Gross yield (asking price)

6.6%

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: 4
Bathrooms: 5
Building: 450 m²
Land: 950 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge pool with mosaic tileslarge floor-to-ceiling windowsopen-plan living spacemodern minimalist interior designspacious outdoor lounging areas

Score Breakdown

ROI
16.07
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.81
Rental Demand
4.51
Payback Speed
2
STR Suitability
3

Description

New 4 bedroom villa with sea view Detached 4 bedroom villa with private pool under construction, located on a 950 m2 plot. Comprising basement, ground floor and 1st floor with a total construction area of 450 m2, 150 m2 per floor. Excellent construction and top-quality finishes. The social areas located on the grou

Location

📍 37.1238°N, 8.3387°W

· Silves, Algarve, Portugal

View on Algarspot, Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua N125, 54, Vila de Pêra, Alcantarilha e Pêra

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
450 m²
Land Plot
950 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
+8.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$366K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.5%
$7,912/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
22.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

New 4 bedroom villa with sea view Detached 4 bedroom villa with private pool under construction, located on a 950 m2 plot. Comprising basement, ground floor and 1st floor with a total construction area of 450 m2, 150 m2 per floor. Excellent construction and top-quality finishes. The social areas located on the grou

Income Breakdown

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Nightly Rate (ADR)
$1,153/night
50% ($531)Brixfox estimate($1,153/night)200% ($2122)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$94,942
Airbnb data$1,153/night · 45% occupancy
Rental income
$1,153/night · 45% occ.
$189,714
Running costs (20%)
Utilities, cleaning, maintenance
-$37,943
Income tax (10%)
Indonesian rental income tax
-$53,120
Property tax
Annual property tax
-$3,709
Net income
4.5% ROI
$94,942

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$2,119,565
IMT (transfer tax, investment schedule)$158,967
Imposto de Selo (stamp duty)$16,957
Notary & registration$1,359
Legal / due diligence$31,793
Total acquisition costs$209,076
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,394,022

Gross yield (asking)

9.0%

True gross yield (all-in)

7.9%

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.

$12.1M$9.0M$6.0M$3.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.9M
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
$2.4M
+22%
Rental Income
+$464K
Total Position
$2.8M
+45%
7.8%/yr
Year 10
Capital Value
$2.9M
+48%
Rental Income
+$1.0M
Total Position
$3.9M
+99%
7.1%/yr
Year 20
Capital Value
$4.3M
+119%
Rental Income
+$2.3M
Total Position
$6.6M
+239%
6.3%/yr
Year 30
Capital Value
$6.3M
+224%
Rental Income
+$4.2M
Total Position
$10.5M
+437%
5.8%/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
4.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$1061 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
950 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1061 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 950 m² land — room for expansion or amenities

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.
4.0%
$7,058/mo
40% occ.
5.4%
$9,514/mo
45% occ.
6.1%
$10,757/mo
current
55% occ.
7.5%
$13,213/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.