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

Detached house in Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€1.2M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €31,149/yr
Average Daily Rate: €221
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 46.6 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 56.3 / 100
Comparable Properties: 6
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.

€1.4M

+19.7% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€88,725
IS — Stamp duty (0.8%)€9,464
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,745
Total acquisition costs€117,184
Renovation (est. €900/m² × 104 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€93,600
(€72,800–€114,400)
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)€1.4M

Gross yield (asking price)

2.6%

True gross yield (all-in)

2.2%

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
Building: 104 m²
Land: 20792 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional tiled roofblue window frames

Score Breakdown

ROI
10.07
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.85
Payback Speed
0
STR Suitability
3

Location

📍 37.1337°N, 8.3457°W

· Silves, Algarve, Portugal

View on RW Agency →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vila de Alcantarilha, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
104 m²
Land Plot
20792 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.7% 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
+5.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$222K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$1,800/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
59.5 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$326/night
50% ($150)Brixfox estimate($326/night)200% ($600)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$21,595
Airbnb data$326/night · 39% occupancy
Rental income
$326/night · 39% occ.
$45,857
Running costs (20%)
Utilities, cleaning, maintenance
-$9,171
Income tax (10%)
Indonesian rental income tax
-$12,840
Property tax
Annual property tax
-$2,250
Net income
1.7% ROI
$21,595

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$1,285,870
IMT (transfer tax, investment schedule)$96,440
Imposto de Selo (stamp duty)$10,287
Notary & registration$1,359
Legal / due diligence$19,288
Total acquisition costs$127,374
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$101,739
($79,130–$124,348)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,536,939

Gross yield (asking)

3.6%

True gross yield (all-in)

3.0%

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.

$5.5M$4.1M$2.7M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$105K
Total Position
$1.5M
+31%
5.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$228K
Total Position
$2.0M
+67%
5.3%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$534K
Total Position
$3.1M
+164%
5.0%/yr
Year 30
Capital Value
$3.8M
+224%
Rental Income
+$945K
Total Position
$4.8M
+304%
4.8%/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
Weak
1.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$300 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
20792 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $300 — positioned in the top tier
Generous 20792 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 1.7% is below 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.
1.8%
$1,894/mo
40% occ.
2.4%
$2,588/mo
39% occ.
2.3%
$2,487/mo
current
49% occ.
3.0%
$3,181/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.