T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra
T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 2T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 3T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 4T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra — image 5
Grade B+apartmentmid-range

T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,222/yr
Average Daily Rate: €185
Payback Period: 13.1 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 70.3 / 100
Comparable Properties: 5
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.

€449,615

+13.8% 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€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€449,615

Gross yield (asking price)

9.4%

True gross yield (all-in)

8.3%

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: 2
Bathrooms: 2
Building: 153 m²
Style: contemporary
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exterior stone detailingmodern interior decorbalconies

Score Breakdown

ROI
19.55
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
5.06
Rental Demand
5.5
Payback Speed
3
STR Suitability
3

Description

Renovated and very well preserved flat in the centre of Vila de Pêra. The flat consists of: - Entrance hall -Furnished and equipped kitchen in open space -Very large and spacious living room with access to a balcony with excellent sea view -Distribution hall with storage -Room -Full bathroom with shower base -En-s

Location

📍 37.1282°N, 8.3468°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
153 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.4% net return annually.

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The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.2%
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
6.4%
$2,301/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
15.6 yr
Rental only

Property details

Energy: C
Condition: excellent

Description

Renovated and very well preserved flat in the centre of Vila de Pêra. The flat consists of: - Entrance hall -Furnished and equipped kitchen in open space -Very large and spacious living room with access to a balcony with excellent sea view -Distribution hall with storage -Room -Full bathroom with shower base -En-s

Income Breakdown

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Nightly Rate (ADR)
$272/night
50% ($125)Brixfox estimate($272/night)200% ($500)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$27,607
Airbnb data$272/night · 55% occupancy
Rental income
$272/night · 55% occ.
$54,536
Running costs (20%)
Utilities, cleaning, maintenance
-$10,907
Income tax (10%)
Indonesian rental income tax
-$15,270
Property tax
Annual property tax
-$751
Net income
6.4% ROI
$27,607

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
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$488,712

Gross yield (asking)

12.7%

True gross yield (all-in)

11.2%

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.

$2.9M$2.1M$1.4M$716K$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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$135K
Total Position
$615K
+56%
9.3%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$291K
Total Position
$876K
+122%
8.3%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$682K
Total Position
$1.5M
+292%
7.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.2M
Total Position
$2.5M
+530%
6.3%/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
Good
6.4% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $250 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 55% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

35% occ.
5.5%
$1,961/mo
45% occ.
7.1%
$2,540/mo
55% occ.
8.7%
$3,119/mo
current
65% occ.
10.3%
$3,697/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.