Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha
Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 2Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 3Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 4Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 5
Grade B+villabudget

Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€180,000

Asking Price (EUR)

10.1%

True Net Yield (Owner, all-in)

7.0%

True Net Yield (Managed, all-in)

15.5%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €51,920/yr
Average Daily Rate: €213
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 4.2 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 68.6 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 3 km

True Investment Cost

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

€335,588

+86.4% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €900/m² × 138 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€124,200
(€96,600–€151,800)
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)€335,588

Gross yield (asking price)

28.8%

True gross yield (all-in)

15.5%

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: 138 m²
Land: 160 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
3.2
Ownership Security
13
Location
8.4
Land & Space
4.11
Rental Demand
6.85
Payback Speed
5
STR Suitability
3

Description

Approved Project for T3 Townhouse in Alcantarilha Townhouse with approved project (license paid) for the construction of a two-story T3 townhouse, with a terrace and backyard, located in the center of the historic area of Alcantarilha. Ready to start construction today. The plot has 160m², allowing for the construction

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
138 m²
Land Plot
160 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 20.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+24.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$34K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.3%
$3,306/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
4.9 yr
Rental only

Property details

Year built: 1951
Energy: B
Condition: needs-renovation

Description

Approved Project for T3 Townhouse in Alcantarilha Townhouse with approved project (license paid) for the construction of a two-story T3 townhouse, with a terrace and backyard, located in the center of the historic area of Alcantarilha. Ready to start construction today. The plot has 160m², allowing for the construction

Income Breakdown

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Nightly Rate (ADR)
$308/night
50% ($142)Brixfox estimate($308/night)200% ($567)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$39,676
Airbnb data$308/night · 68% occupancy
Rental income
$308/night · 68% occ.
$76,958
Running costs (20%)
Utilities, cleaning, maintenance
-$15,392
Income tax (10%)
Indonesian rental income tax
-$21,548
Property tax
Annual property tax
-$342
Net income
20.3% ROI
$39,676

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$195,652
IMT (transfer tax, investment schedule)$4,128
Imposto de Selo (stamp duty)$1,565
Notary & registration$1,359
Legal / due diligence$2,935
Total acquisition costs$9,987
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$135,000
($105,000–$165,000)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$362,596

Gross yield (asking)

39.3%

True gross yield (all-in)

21.2%

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.

$2.7M$2.0M$1.3M$667K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$219K
+22%
Rental Income
+$194K
Total Position
$413K
+129%
18.1%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$418K
Total Position
$685K
+280%
14.3%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$981K
Total Position
$1.4M
+664%
10.7%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$1.7M
Total Position
$2.3M
+1189%
8.9%/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
Strong
20.3% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Strong
$283 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 20.3% — outperforms most villas in this market
Premium nightly rate of $283 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

48% occ.
19.3%
$3,149/mo
58% occ.
23.3%
$3,805/mo
68% occ.
27.4%
$4,461/mo
current
78% occ.
31.4%
$5,116/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.