House in Vale de Lousas - Fontes da Matosa, Alcantarilha
House in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 2House in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 3House in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 4House in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 5
Grade Avillabudget

House in Vale de Lousas - Fontes da Matosa, Alcantarilha

Silves · Central Algarve ·

€850,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.4%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €80,737/yr
Average Daily Rate: €331
Payback Period: 10.3 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.4M
Brixfox Score: 76.2 / 100
Comparable Properties: 11
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€1.5M

+75.0% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €900/m² × 600 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€540,000
(€420,000–€660,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

9.5%

True gross yield (all-in)

5.4%

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: 4
Bathrooms: 3
Building: 600 m²
Land: 15816 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional outdoor ovenrustic white-washed architecture

Score Breakdown

ROI
22.68
Visual Appeal
4.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
8.5
Payback Speed
4
STR Suitability
3

Description

An incredible investment opportunity! Two Typical Algarveian villas, inserted into a large plot of land of 15816 m2 - it is a few minutes drive to one of the very best golf courses in Portugal and has excellent road access. The two houses have enormous potential, - they can be renovated with the the existing houses

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on VIP Algarve Property →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Vale de Lousas - Fontes da Matosa, Alcantarilha

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
600 m²
Land Plot
15816 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$160K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$6,303/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.2 yr
Rental only

Property details

Year built: 1951
Energy: D
Condition: needs-renovation

Description

An incredible investment opportunity! Two Typical Algarveian villas, inserted into a large plot of land of 15816 m2 - it is a few minutes drive to one of the very best golf courses in Portugal and has excellent road access. The two houses have enormous potential, - they can be renovated with the the existing houses

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$479/night
50% ($220)Brixfox estimate($479/night)200% ($881)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$75,636
Airbnb data$479/night · 85% occupancy
Rental income
$479/night · 85% occ.
$148,564
Running costs (20%)
Utilities, cleaning, maintenance
-$29,713
Income tax (10%)
Indonesian rental income tax
-$41,598
Property tax
Annual property tax
-$1,617
Net income
8.2% ROI
$75,636

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$923,913
IMT (transfer tax, investment schedule)$55,435
Imposto de Selo (stamp duty)$7,391
Notary & registration$1,359
Legal / due diligence$13,859
Total acquisition costs$78,043
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$586,957
($456,522–$717,391)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$1,614,511

Gross yield (asking)

16.1%

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.

$7.0M$5.2M$3.5M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$369K
Total Position
$1.4M
+65%
10.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$798K
Total Position
$2.1M
+142%
9.2%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.9M
Total Position
$3.7M
+339%
7.7%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$3.3M
Total Position
$6.1M
+614%
6.8%/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
Strong
8.2% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$441 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
15816 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $441 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
8.4%
$6,492/mo
75% occ.
9.8%
$7,512/mo
85% occ.
11.1%
$8,531/mo
current
95% occ.
12.4%
$9,551/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.