T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra
T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra — image 2T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra — image 3T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra — image 4T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade Bapartmentmid-range

T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€240,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €13,679/yr
Average Daily Rate: €99
-8.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), Has pool (0%), Has view (+10%)
Payback Period: 21.8 years
5-yr Capital Value: €315,356
10-yr Capital Value: €383,679
Brixfox Score: 58.2 / 100
Comparable Properties: 13
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€280,417

+16.8% over asking

Asking price€240,000
IMT — Property transfer tax (investment schedule)€7,797
IS — Stamp duty (0.8%)€1,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,600
Total acquisition costs€14,567
Renovation (est. €55/m² × 70 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,850
(€2,100–€5,600)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€280,417

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.9%

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: 1
Bathrooms: 1
Building: 70 m²
Style: dated
Condition: good
Year Built: 2003
Energy Certificate: Not indicated
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal swimming pooltennis courtcoastal proximity

Score Breakdown

ROI
14.85
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.4
Rental Demand
3.8
Payback Speed
1
STR Suitability
3

Description

Excellent investment opportunity as a first home. For those considering it as a second home, it's ideal for generating income as local accommodation due to its proximity to the beach, 3km away. The apartment is fully equipped with appliances, furniture, and ready to move in. Air conditioning in all rooms. Kitchen equip

Location

📍 37.1178°N, 8.3388°W

· Silves, Algarve, Portugal

View on Urbanipera - Sociedade de Construção S.A →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua Villas Barrocal, Vila de Pêra, Alcantarilha e Pêra

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$45K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$825/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.3 yr
Rental only

Property details

Year built: 2003
Energy: Not indicated
Condition: good

Description

Excellent investment opportunity as a first home. For those considering it as a second home, it's ideal for generating income as local accommodation due to its proximity to the beach, 3km away. The apartment is fully equipped with appliances, furniture, and ready to move in. Air conditioning in all rooms. Kitchen equip

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$144/night
50% ($66)Brixfox estimate($144/night)200% ($265)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$9,902
Airbnb data$144/night · 38% occupancy
Rental income
$144/night · 38% occ.
$19,920
Running costs (20%)
Utilities, cleaning, maintenance
-$3,984
Income tax (10%)
Indonesian rental income tax
-$5,577
Property tax
Annual property tax
-$457
Net income
3.8% ROI
$9,902

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$260,870
IMT (transfer tax, investment schedule)$8,475
Imposto de Selo (stamp duty)$2,087
Notary & registration$1,359
Legal / due diligence$3,913
Total acquisition costs$15,834
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,185
($2,283–$6,087)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$304,801

Gross yield (asking)

7.6%

True gross yield (all-in)

6.5%

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.

$1.4M$1.0M$697K$348K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $240K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$292K
+22%
Rental Income
+$48K
Total Position
$340K
+42%
7.2%/yr
Year 10
Capital Value
$355K
+48%
Rental Income
+$104K
Total Position
$460K
+92%
6.7%/yr
Year 20
Capital Value
$526K
+119%
Rental Income
+$245K
Total Position
$771K
+221%
6.0%/yr
Year 30
Capital Value
$778K
+224%
Rental Income
+$433K
Total Position
$1.2M
+405%
5.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.8% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$132 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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

30% occ.
4.0%
$880/mo
40% occ.
5.5%
$1,186/mo
38% occ.
5.2%
$1,124/mo
current
48% occ.
6.6%
$1,430/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.