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

T3 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€515,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

40%

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: €40,952/yr
Average Daily Rate: €282
Payback Period: 15.7 years
5-yr Capital Value: €676,702
10-yr Capital Value: €823,312
Brixfox Score: 66.6 / 100
Comparable Properties: 6
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€595,025

+15.5% over asking

Asking price€515,000
IMT — Property transfer tax (investment schedule)€29,030
IS — Stamp duty (0.8%)€4,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,725
Total acquisition costs€42,125
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
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)€595,025

Gross yield (asking price)

8.0%

True gross yield (all-in)

6.9%

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: 3
Bathrooms: 3
Building: 140 m²
Style: portuguese-traditional
Condition: good
Year Built: 2012
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiesterracotta roof tilespalm trees

Score Breakdown

ROI
17.59
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
3.98
Payback Speed
3
STR Suitability
3

Description

*Exclusive Listing* Elegant T2+1 Duplex Apartment located within the award-winning Amendoeira Golf Resort. Situated in a quiet and sought-after area of the resort, this elegant and airy apartment, with beautiful views from its three outdoor areas, and recently redecorated, is a blank canvas epitomising modern luxury

Location

📍 37.1347°N, 8.3481°W

· Silves, Algarve, Portugal

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

T3 flat in Vila de Alcantarilha, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
140 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 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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$97K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.3%
$2,490/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
18.7 yr
Rental only

Property details

Year built: 2012
Energy: A
Condition: good

Description

*Exclusive Listing* Elegant T2+1 Duplex Apartment located within the award-winning Amendoeira Golf Resort. Situated in a quiet and sought-after area of the resort, this elegant and airy apartment, with beautiful views from its three outdoor areas, and recently redecorated, is a blank canvas epitomising modern luxury

Income Breakdown

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Nightly Rate (ADR)
$409/night
50% ($188)Brixfox estimate($409/night)200% ($752)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$29,882
Airbnb data$409/night · 40% occupancy
Rental income
$409/night · 40% occ.
$59,349
Running costs (20%)
Utilities, cleaning, maintenance
-$11,870
Income tax (10%)
Indonesian rental income tax
-$16,618
Property tax
Annual property tax
-$980
Net income
5.3% ROI
$29,882

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$559,783
IMT (transfer tax, investment schedule)$31,554
Imposto de Selo (stamp duty)$4,478
Notary & registration$1,359
Legal / due diligence$8,397
Total acquisition costs$45,788
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,370
($4,565–$12,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$646,766

Gross yield (asking)

10.6%

True gross yield (all-in)

9.2%

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.

$3.4M$2.6M$1.7M$856K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $515K
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
$627K
+22%
Rental Income
+$146K
Total Position
$773K
+50%
8.4%/yr
Year 10
Capital Value
$762K
+48%
Rental Income
+$315K
Total Position
$1.1M
+109%
7.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$739K
Total Position
$1.9M
+263%
6.7%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$1.3M
Total Position
$3.0M
+478%
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
40% average occupancy
Nightly Rate
Strong
$376 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 $376 — 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 40% — 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.
5.4%
$2,529/mo
40% occ.
7.3%
$3,399/mo
current
40% occ.
7.2%
$3,380/mo
current
50% occ.
9.1%
$4,250/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.