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

T2 flat in Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€345,000

Asking Price (EUR)

6.1%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.4%

True Gross Yield

52%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €37,677/yr
Average Daily Rate: €199
+8.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 11.4 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 70.3 / 100
Comparable Properties: 7
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€401,915

+16.5% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 90 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,950
(€2,700–€7,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€401,915

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.4%

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: 1
Building: 90 m²
Style: portuguese-traditional
Condition: good
Year Built: 2007
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolswhite stucco architecturepalm trees

Score Breakdown

ROI
21.27
Visual Appeal
11.6
Ownership Security
13
Location
8.4
Land & Space
3.8
Rental Demand
5.18
Payback Speed
4
STR Suitability
3

Description

2-bedroom apartment, located on the ground floor, in a private condominium with excellent common areas, including two swimming pools (one for adults and one for children), a large garden and a tennis court. The property comprises two bedrooms, one bathroom, a kitchen and a living/dining room. It also has a pleasant cov

Location

📍 37.1128°N, 8.3344°W

· Silves, Algarve, Portugal

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Silves / Central Algarve

T2 flat in Vila de Pêra, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 7.4% 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
+11.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$65K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.4%
$2,311/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
13.5 yr
Rental only

Property details

Year built: 2007
Energy: C
Condition: good

Description

2-bedroom apartment, located on the ground floor, in a private condominium with excellent common areas, including two swimming pools (one for adults and one for children), a large garden and a tennis court. The property comprises two bedrooms, one bathroom, a kitchen and a living/dining room. It also has a pleasant cov

Income Breakdown

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Nightly Rate (ADR)
$289/night
50% ($133)Brixfox estimate($289/night)200% ($531)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$27,736
Airbnb data$289/night · 52% occupancy
Rental income
$289/night · 52% occ.
$54,601
Running costs (20%)
Utilities, cleaning, maintenance
-$10,920
Income tax (10%)
Indonesian rental income tax
-$15,288
Property tax
Annual property tax
-$656
Net income
7.4% ROI
$27,736

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$375,000
IMT (transfer tax, investment schedule)$16,772
Imposto de Selo (stamp duty)$3,000
Notary & registration$1,359
Legal / due diligence$5,625
Total acquisition costs$26,755
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,380
($2,935–$7,826)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$436,864

Gross yield (asking)

14.6%

True gross yield (all-in)

12.5%

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$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$420K
+22%
Rental Income
+$135K
Total Position
$555K
+61%
10.0%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$293K
Total Position
$803K
+133%
8.8%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$686K
Total Position
$1.4M
+318%
7.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+576%
6.6%/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
7.4% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$266 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 $266 — 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 52% — 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

32% occ.
6.1%
$1,901/mo
42% occ.
8.1%
$2,516/mo
52% occ.
10.0%
$3,131/mo
current
62% occ.
12.0%
$3,745/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.