Detached house in Vila de Alcantarilha, Alcantarilha
Detached house in Vila de Alcantarilha, Alcantarilha — image 2Detached house in Vila de Alcantarilha, Alcantarilha — image 3Detached house in Vila de Alcantarilha, Alcantarilha — image 4Detached house in Vila de Alcantarilha, Alcantarilha — image 5
Grade Bvillabudget

Detached house in Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€420,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

39%

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: €24,155/yr
Average Daily Rate: €169
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 21.7 years
5-yr Capital Value: €551,874
10-yr Capital Value: €671,439
Brixfox Score: 62.6 / 100
Comparable Properties: 5
Data Confidence: 76%
Search Radius: 2 km

True Investment Cost

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

€672,540

+60.1% over asking

Asking price€420,000
IMT — Property transfer tax (investment schedule)€21,430
IS — Stamp duty (0.8%)€3,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,300
Total acquisition costs€32,340
Renovation (est. €900/m² × 220 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€198,000
(€154,000–€242,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€672,540

Gross yield (asking price)

5.8%

True gross yield (all-in)

3.6%

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: 220 m²
Land: 3280 m²
Style: dated
Condition: needs-renovation
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.85
Visual Appeal
6.4
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.9
Payback Speed
1
STR Suitability
3

Description

Citrus orchard where is implanted a ground floor villa with three divisions rooms, fully equipped kitchen, bathroom, hallway, pantry, terrace and patio. The property is situated in countryside area, excellent investment. For more information do not hesitate to contact me. Energy Rating: D ref: FB117.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Imobipera →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vila de Alcantarilha, Alcantarilha

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
220 m²
Land Plot
3280 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 Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$79K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,446/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

Energy: D
Condition: needs-renovation

Description

Citrus orchard where is implanted a ground floor villa with three divisions rooms, fully equipped kitchen, bathroom, hallway, pantry, terrace and patio. The property is situated in countryside area, excellent investment. For more information do not hesitate to contact me. Energy Rating: D ref: FB117.

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$245/night
50% ($113)Brixfox estimate($245/night)200% ($451)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$17,349
Airbnb data$245/night · 39% occupancy
Rental income
$245/night · 39% occ.
$34,900
Running costs (20%)
Utilities, cleaning, maintenance
-$6,980
Income tax (10%)
Indonesian rental income tax
-$9,772
Property tax
Annual property tax
-$799
Net income
3.8% ROI
$17,349

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$456,522
IMT (transfer tax, investment schedule)$23,293
Imposto de Selo (stamp duty)$3,652
Notary & registration$1,359
Legal / due diligence$6,848
Total acquisition costs$35,152
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$215,217
($167,391–$263,043)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$728,848

Gross yield (asking)

7.6%

True gross yield (all-in)

4.8%

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.

$2.4M$1.8M$1.2M$610K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $420K
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
$511K
+22%
Rental Income
+$85K
Total Position
$596K
+42%
7.2%/yr
Year 10
Capital Value
$622K
+48%
Rental Income
+$183K
Total Position
$805K
+92%
6.7%/yr
Year 20
Capital Value
$920K
+119%
Rental Income
+$429K
Total Position
$1.3M
+221%
6.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$759K
Total Position
$2.1M
+405%
5.5%/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
3.8% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$225 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
3280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $225 — positioned in the top tier
Generous 3280 m² land — room for expansion or amenities
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.
3.9%
$1,497/mo
40% occ.
5.3%
$2,019/mo
current
39% occ.
5.2%
$1,969/mo
current
49% occ.
6.5%
$2,491/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.