T3 flat in Amendoeira Golf, Alcantarilha e Pêra
T3 flat in Amendoeira Golf, Alcantarilha e Pêra — image 2T3 flat in Amendoeira Golf, Alcantarilha e Pêra — image 3T3 flat in Amendoeira Golf, Alcantarilha e Pêra — image 4T3 flat in Amendoeira Golf, Alcantarilha e Pêra — image 5
Grade B+apartmentmid-range

T3 flat in Amendoeira Golf, Alcantarilha e Pêra

Silves · Central Algarve ·

€549,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €42,917/yr
Average Daily Rate: €346
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 15.9 years
5-yr Capital Value: €721,378
10-yr Capital Value: €877,666
Brixfox Score: 65.5 / 100
Comparable Properties: 5
Data Confidence: 65%
Search Radius: 3 km

True Investment Cost

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

€627,327

+14.3% over asking

Asking price€549,000
IMT — Property transfer tax (investment schedule)€31,750
IS — Stamp duty (0.8%)€4,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,235
Total acquisition costs€45,627
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,700
All-in investment (incl. renovation & furnishing)€627,327

Gross yield (asking price)

7.8%

True gross yield (all-in)

6.8%

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: 3
Bathrooms: 3
Building: 181 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2012
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta roofsarched windows/doorwaysmultiple swimming poolslandscaped gardens

Score Breakdown

ROI
17.45
Visual Appeal
11.6
Ownership Security
13
Location
8.4
Land & Space
5.62
Rental Demand
3.4
Payback Speed
3
STR Suitability
3

Description

Nestled within the picturesque landscape of the Amendoeira Golf Course in Silves, Portugal, awaits a remarkable penthouse apartment that epitomizes luxury living at its finest. This exquisite property, spread over two floors, boasts three spacious bedrooms, each accompanied by its own en-suite bathroom, ensuring both p

Location

📍 37.1493°N, 8.3527°W

· Silves, Algarve, Portugal

View on Divine Home →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Amendoeira Golf, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 5.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$2,615/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.0 yr
Rental only

Property details

Year built: 2012
Energy: B
Condition: excellent

Description

Nestled within the picturesque landscape of the Amendoeira Golf Course in Silves, Portugal, awaits a remarkable penthouse apartment that epitomizes luxury living at its finest. This exquisite property, spread over two floors, boasts three spacious bedrooms, each accompanied by its own en-suite bathroom, ensuring both p

Income Breakdown

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Nightly Rate (ADR)
$502/night
50% ($231)Brixfox estimate($502/night)200% ($925)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$31,375
Airbnb data$502/night · 34% occupancy
Rental income
$502/night · 34% occ.
$62,345
Running costs (20%)
Utilities, cleaning, maintenance
-$12,469
Income tax (10%)
Indonesian rental income tax
-$17,456
Property tax
Annual property tax
-$1,044
Net income
5.3% ROI
$31,375

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$596,739
IMT (transfer tax, investment schedule)$34,511
Imposto de Selo (stamp duty)$4,774
Notary & registration$1,359
Legal / due diligence$8,951
Total acquisition costs$49,595
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$681,877

Gross yield (asking)

10.4%

True gross yield (all-in)

9.1%

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.

$3.6M$2.7M$1.8M$907K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $549K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$668K
+22%
Rental Income
+$153K
Total Position
$821K
+50%
8.4%/yr
Year 10
Capital Value
$813K
+48%
Rental Income
+$331K
Total Position
$1.1M
+108%
7.6%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$776K
Total Position
$2.0M
+260%
6.6%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$1.4M
Total Position
$3.2M
+474%
6.0%/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
5.3% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$462 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 $462 — 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 34% — 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

30% occ.
6.3%
$3,123/mo
40% occ.
8.4%
$4,193/mo
34% occ.
7.1%
$3,550/mo
current
44% occ.
9.3%
$4,619/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.