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

T2 flat in Amendoeira Golf, Alcantarilha e Pêra

Silves · Central Algarve ·

€520,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €35,620/yr
Average Daily Rate: €161
Payback Period: 17.8 years
5-yr Capital Value: €683,272
10-yr Capital Value: €831,305
Brixfox Score: 66.5 / 100
Comparable Properties: 5
Data Confidence: 68%
Search Radius: 4 km

True Investment Cost

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

€600,385

+15.5% over asking

Asking price€520,000
IMT — Property transfer tax (investment schedule)€29,430
IS — Stamp duty (0.8%)€4,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,800
Total acquisition costs€42,640
Renovation (est. €55/m² × 189 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,395
(€5,670–€15,120)
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)€600,385

Gross yield (asking price)

6.8%

True gross yield (all-in)

5.9%

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: 189 m²
Style: portuguese-traditional
Condition: good
Year Built: 2012
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terracotta roof tilestraditional Portuguese architecturelarge communal pool

Score Breakdown

ROI
16.42
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
5.78
Rental Demand
6.05
Payback Speed
2
STR Suitability
3

Description

Discover this stunning duplex apartment located in the exclusive gated community of Amendoeira, Alcantarilha. This spacious T2+1 apartment offers an array of modern amenities designed for luxurious living. Secure parking is provided, including a dedicated garage space. Enjoy access to a communal swimming pool, perfect

Location

📍 37.1494°N, 8.3561°W

· Silves, Algarve, Portugal

View on Ideal Homes Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Amendoeira Golf, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 4.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+8.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$98K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.7%
$2,203/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
21.4 yr
Rental only

Property details

Year built: 2012
Energy: B
Condition: good

Description

Discover this stunning duplex apartment located in the exclusive gated community of Amendoeira, Alcantarilha. This spacious T2+1 apartment offers an array of modern amenities designed for luxurious living. Secure parking is provided, including a dedicated garage space. Enjoy access to a communal swimming pool, perfect

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$239/night
50% ($110)Brixfox estimate($239/night)200% ($440)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$26,437
Airbnb data$239/night · 60% occupancy
Rental income
$239/night · 60% occ.
$52,743
Running costs (20%)
Utilities, cleaning, maintenance
-$10,549
Income tax (10%)
Indonesian rental income tax
-$14,768
Property tax
Annual property tax
-$989
Net income
4.7% ROI
$26,437

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$565,217
IMT (transfer tax, investment schedule)$31,989
Imposto de Selo (stamp duty)$4,522
Notary & registration$1,359
Legal / due diligence$8,478
Total acquisition costs$46,348
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,299
($6,163–$16,435)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$652,592

Gross yield (asking)

9.3%

True gross yield (all-in)

8.1%

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.

$3.3M$2.5M$1.6M$818K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $520K
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 17: 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
$633K
+22%
Rental Income
+$129K
Total Position
$762K
+46%
7.9%/yr
Year 10
Capital Value
$770K
+48%
Rental Income
+$279K
Total Position
$1.0M
+102%
7.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$654K
Total Position
$1.8M
+245%
6.4%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.2M
Total Position
$2.8M
+447%
5.8%/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
Average
4.7% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$220 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 $220 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% is near 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

40% occ.
4.2%
$1,977/mo
50% occ.
5.3%
$2,486/mo
60% occ.
6.4%
$2,994/mo
current
70% occ.
7.4%
$3,503/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.