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

T3 flat in Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€600,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 72% confidence).

5.1%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

52%

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: €53,227/yr
Average Daily Rate: €279
Payback Period: 14.0 years
5-yr Capital Value: €788,391
10-yr Capital Value: €959,198
Brixfox Score: 71 / 100
Comparable Properties: 2
Data Confidence: 72%
Search Radius: 2 km

True Investment Cost

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

€681,080

+13.5% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€681,080

Gross yield (asking price)

8.9%

True gross yield (all-in)

7.8%

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: 2
Building: 205 m²
Style: modern
Condition: new-build
Year Built: 2024
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsspacious outdoor terraceclean white facade

Score Breakdown

ROI
18.76
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.23
Payback Speed
3
STR Suitability
3

Description

New 3 bedroom apartment, located in Vila de Pêra, inserted in a building with elevator, communal pool and two parking spaces. Situated in a quiet area with all essential services accessible on foot, it offers an ideal environment for permanent or secondary residence. Distributed by living room and kitchen with direct

Location

📍 37.1182°N, 8.3392°W

· Silves, Algarve, Portugal

View on Brava Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Vila de Pêra, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 6.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$113K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.0%
$3,254/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
16.7 yr
Rental only

Property details

Year built: 2024
Energy: A+
Condition: new-build

Description

New 3 bedroom apartment, located in Vila de Pêra, inserted in a building with elevator, communal pool and two parking spaces. Situated in a quiet area with all essential services accessible on foot, it offers an ideal environment for permanent or secondary residence. Distributed by living room and kitchen with direct

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$405/night
50% ($186)Brixfox estimate($405/night)200% ($745)
Occupancy
52%
10%Brixfox estimate(52%)100%

Short-Term Rental

Yearly income
$39,051
Airbnb data$405/night · 52% occupancy
Rental income
$405/night · 52% occ.
$77,293
Running costs (20%)
Utilities, cleaning, maintenance
-$15,459
Income tax (10%)
Indonesian rental income tax
-$21,642
Property tax
Annual property tax
-$1,141
Net income
6.0% ROI
$39,051

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$652,174
IMT (transfer tax, investment schedule)$38,946
Imposto de Selo (stamp duty)$5,217
Notary & registration$1,359
Legal / due diligence$9,783
Total acquisition costs$55,304
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$740,304

Gross yield (asking)

11.9%

True gross yield (all-in)

10.4%

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.

$4.2M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 14: 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
$730K
+22%
Rental Income
+$191K
Total Position
$921K
+53%
8.9%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$412K
Total Position
$1.3M
+117%
8.0%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$965K
Total Position
$2.3M
+280%
6.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.7M
Total Position
$3.7M
+509%
6.2%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
6.0% annual return
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$373 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 $373 — 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.
4.9%
$2,689/mo
42% occ.
6.5%
$3,551/mo
52% occ.
8.1%
$4,413/mo
current
62% occ.
9.7%
$5,276/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.