Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra
Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra — image 2Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra — image 3Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra — image 4Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra — image 5
Grade Bvillaluxury

Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra

Silves · Central Algarve ·

€1M

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

32%

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: €46,220/yr
Average Daily Rate: €396
+30.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 26.8 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 61.8 / 100
Comparable Properties: 5
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€1.1M

+13.8% over asking

Asking price€1M
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.6%

True gross yield (all-in)

4.1%

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
Building: 110000 m²
Land: 110000 m²
Style: contemporary
Condition: excellent
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf-course-proximityresort-communitynatural-landscape-integration

Score Breakdown

ROI
13.51
Visual Appeal
11.4
Ownership Security
13
Location
8.4
Land & Space
9.33
Rental Demand
3.2
Payback Speed
0
STR Suitability
3

Description

We present a spectacular 11-hectare property in Alcantarilha - Silves, a region of unparalleled natural beauty in the Algarve. Imagine a plot with panoramic views over the renowned Amendoeiras Golf Course and surrounded by lush orchards. Land Highlights: Space and Flexibility: With 110,000 m2, the land houses an old

Location

📍 37.1578°N, 8.3543°W

· Silves, Algarve, Portugal

View on 1717 Portugal Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Estate, Amendoeira, 8365-023 Pêra, Portugal, Vales de Pêra - Estevais, Alcantarilha e Pêra

Inventory
3 Beds
Bathrooms
0 Baths
Built Area
110000 m²
Land Plot
110000 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+6.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$188K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$2,757/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
32.9 yr
Rental only

Property details

Energy: Exempt
Condition: excellent

Description

We present a spectacular 11-hectare property in Alcantarilha - Silves, a region of unparalleled natural beauty in the Algarve. Imagine a plot with panoramic views over the renowned Amendoeiras Golf Course and surrounded by lush orchards. Land Highlights: Space and Flexibility: With 110,000 m2, the land houses an old

Income Breakdown

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Nightly Rate (ADR)
$577/night
50% ($265)Brixfox estimate($577/night)200% ($1061)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$33,088
Airbnb data$577/night · 32% occupancy
Rental income
$577/night · 32% occ.
$67,289
Running costs (20%)
Utilities, cleaning, maintenance
-$13,458
Income tax (10%)
Indonesian rental income tax
-$18,841
Property tax
Annual property tax
-$1,902
Net income
3.0% ROI
$33,088

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$1,086,957
IMT (transfer tax, investment schedule)$65,217
Imposto de Selo (stamp duty)$8,696
Notary & registration$1,359
Legal / due diligence$16,304
Total acquisition costs$91,576
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,234,293

Gross yield (asking)

6.2%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.0M
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 24: 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
$1.2M
+22%
Rental Income
+$162K
Total Position
$1.4M
+38%
6.6%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$349K
Total Position
$1.8M
+83%
6.2%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$818K
Total Position
$3.0M
+201%
5.7%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.4M
Total Position
$4.7M
+369%
5.3%/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
3.0% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$531 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
110000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $531 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 110000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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%
$3,525/mo
40% occ.
5.2%
$4,753/mo
32% occ.
4.2%
$3,767/mo
current
42% occ.
5.5%
$4,995/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.