Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra
Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra — image 2Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra — image 3Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra — image 4Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra — image 5
Grade Avillamid-range

Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra

Silves · Central Algarve ·

€610,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

11.4%

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: €81,563/yr
Average Daily Rate: €335
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 7.5 years
5-yr Capital Value: €814,671
10-yr Capital Value: €991,172
Brixfox Score: 81.1 / 100
Comparable Properties: 3
Data Confidence: 57%
Search Radius: 3 km

True Investment Cost

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

€712,725

+16.8% over asking

Asking price€610,000
IMT — Property transfer tax (investment schedule)€36,630
IS — Stamp duty (0.8%)€4,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,150
Total acquisition costs€51,910
Renovation (est. €55/m² × 293 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,115
(€8,790–€23,440)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€34,700
All-in investment (incl. renovation & furnishing)€712,725

Gross yield (asking price)

13.4%

True gross yield (all-in)

11.4%

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: 3
Bathrooms: 2
Building: 293 m²
Style: portuguese-traditional
Condition: good
Year Built: 2001
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofwhite shutterscarport

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
8.5
Payback Speed
5
STR Suitability
3

Description

House T3 for sale.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua das Areias de Pêra, Vila de Pêra, Pêra

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

Grade A investment — short-term rental yields 11.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+15.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$114K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
11.6%
$6,406/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.6 yr
Rental only

Property details

Year built: 2001
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$484/night
50% ($223)Brixfox estimate($484/night)200% ($890)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$76,877
Airbnb data$484/night · 85% occupancy
Rental income
$484/night · 85% occ.
$150,072
Running costs (20%)
Utilities, cleaning, maintenance
-$30,014
Income tax (10%)
Indonesian rental income tax
-$42,020
Property tax
Annual property tax
-$1,160
Net income
11.6% ROI
$76,877

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$663,043
IMT (transfer tax, investment schedule)$39,815
Imposto de Selo (stamp duty)$5,304
Notary & registration$1,359
Legal / due diligence$9,946
Total acquisition costs$56,424
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,516
($9,554–$25,478)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$35,543
All-in investment$772,527

Gross yield (asking)

22.6%

True gross yield (all-in)

19.4%

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.

$6.1M$4.6M$3.1M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $610K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$742K
+22%
Rental Income
+$375K
Total Position
$1.1M
+83%
12.9%/yr
Year 10
Capital Value
$903K
+48%
Rental Income
+$811K
Total Position
$1.7M
+181%
10.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.9M
Total Position
$3.2M
+431%
8.7%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$3.4M
Total Position
$5.3M
+776%
7.5%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
11.6% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Strong
$445 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 11.6% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Premium nightly rate of $445 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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.
11.9%
$6,598/mo
75% occ.
13.8%
$7,628/mo
85% occ.
15.7%
$8,658/mo
current
95% occ.
17.5%
$9,687/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.