T2 flat, Val 2014-1, Vila de Alcantarilha, Alcantarilha e Pêra
Grade Bapartmentmid-range

T2 flat, Val 2014-1, Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€264,500

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €13,722/yr
Average Daily Rate: €111
Payback Period: 23.9 years
5-yr Capital Value: €347,549
10-yr Capital Value: €422,847
Brixfox Score: 56.9 / 100
Comparable Properties: 7
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€311,421

+17.7% over asking

Asking price€264,500
IMT — Property transfer tax (investment schedule)€9,512
IS — Stamp duty (0.8%)€2,116
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,968
Total acquisition costs€16,846
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€311,421

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.4%

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: 2
Building: 95 m²
Style: modern
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

orange accent panelsglass balconies

Score Breakdown

ROI
14.21
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.9
Rental Demand
3.37
Payback Speed
1
STR Suitability
3

Description

2 Bedrooms | Balcony | Garage | Lift | Storage Room Modern and cozy apartment, ideal for those seeking comfort and functionality. The property comprises an entrance hall, a spacious and bright open-plan living room with a fully equipped kitchen, fitted with air conditioning and direct access to the balcony. It also fea

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat, Val 2014-1, Vila de Alcantarilha, Alcantarilha e Pêra

Inventory
2 Beds
Bathrooms
0 Baths
Built Area
95 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.4% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$50K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$823/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.1 yr
Rental only

Property details

Condition: good

Description

2 Bedrooms | Balcony | Garage | Lift | Storage Room Modern and cozy apartment, ideal for those seeking comfort and functionality. The property comprises an entrance hall, a spacious and bright open-plan living room with a fully equipped kitchen, fitted with air conditioning and direct access to the balcony. It also fea

Income Breakdown

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Nightly Rate (ADR)
$162/night
50% ($75)Brixfox estimate($162/night)200% ($298)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$9,878
Airbnb data$162/night · 34% occupancy
Rental income
$162/night · 34% occ.
$19,964
Running costs (20%)
Utilities, cleaning, maintenance
-$3,993
Income tax (10%)
Indonesian rental income tax
-$5,590
Property tax
Annual property tax
-$503
Net income
3.4% ROI
$9,878

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$287,500
IMT (transfer tax, investment schedule)$10,339
Imposto de Selo (stamp duty)$2,300
Notary & registration$1,359
Legal / due diligence$4,313
Total acquisition costs$18,311
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$338,501

Gross yield (asking)

6.9%

True gross yield (all-in)

5.9%

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.

$1.5M$1.1M$742K$371K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$322K
+22%
Rental Income
+$48K
Total Position
$370K
+40%
6.9%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$104K
Total Position
$496K
+87%
6.5%/yr
Year 20
Capital Value
$580K
+119%
Rental Income
+$244K
Total Position
$824K
+211%
5.8%/yr
Year 30
Capital Value
$858K
+224%
Rental Income
+$432K
Total Position
$1.3M
+388%
5.4%/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
3.4% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$149 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 3.4% 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.
4.1%
$994/mo
40% occ.
5.6%
$1,339/mo
34% occ.
4.7%
$1,123/mo
current
44% occ.
6.1%
$1,468/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.