Detached house in Vila de Pêra, Alcantarilha e Pêra
Detached house in Vila de Pêra, Alcantarilha e Pêra — image 2Detached house in Vila de Pêra, Alcantarilha e Pêra — image 3Detached house in Vila de Pêra, Alcantarilha e Pêra — image 4Detached house in Vila de Pêra, Alcantarilha e Pêra — image 5
Grade B+villabudget

Detached house in Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,800/yr
Average Daily Rate: €274
Payback Period: 14.2 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 71.9 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€959,430

+113.2% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €900/m² × 502 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€451,800
(€351,400–€552,200)
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)€959,430

Gross yield (asking price)

8.6%

True gross yield (all-in)

4.0%

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: 502 m²
Land: 10440 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
18.66
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.88
Payback Speed
3
STR Suitability
3

Description

Introducing an Exceptional Property, ideal for a Rural Hotel, Family Home, or B&B Situated in the serene town of Alcantarilha, this remarkable property encompasses an expansive land area of 10,440 square meters, making it a versatile investment opportunity. With an approved project for a rural hotel, this site is also

Location

📍 37.1337°N, 8.3428°W

· Silves, Algarve, Portugal

View on Divine Home Real Estate Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vila de Pêra, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
502 m²
Land Plot
10440 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.9%
$2,418/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
16.9 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Introducing an Exceptional Property, ideal for a Rural Hotel, Family Home, or B&B Situated in the serene town of Alcantarilha, this remarkable property encompasses an expansive land area of 10,440 square meters, making it a versatile investment opportunity. With an approved project for a rural hotel, this site is also

Income Breakdown

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Nightly Rate (ADR)
$405/night
50% ($186)Brixfox estimate($405/night)200% ($746)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$29,017
Airbnb data$405/night · 39% occupancy
Rental income
$405/night · 39% occ.
$57,449
Running costs (20%)
Utilities, cleaning, maintenance
-$11,490
Income tax (10%)
Indonesian rental income tax
-$16,086
Property tax
Annual property tax
-$856
Net income
5.9% ROI
$29,017

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$491,087
($381,957–$600,217)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,040,685

Gross yield (asking)

11.7%

True gross yield (all-in)

5.5%

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.

$3.1M$2.4M$1.6M$785K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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
$547K
+22%
Rental Income
+$142K
Total Position
$689K
+53%
8.9%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$306K
Total Position
$972K
+116%
8.0%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$717K
Total Position
$1.7M
+279%
6.9%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+507%
6.2%/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
5.9% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$373 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
10440 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
Generous 10440 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
Occupancy at 39% — 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.
6.2%
$2,517/mo
40% occ.
8.3%
$3,380/mo
39% occ.
8.0%
$3,280/mo
current
49% occ.
10.2%
$4,143/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.