Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra
Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra — image 2Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra — image 3Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra — image 4Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra — image 5
Grade B+villamid-range

Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra

Silves · Central Algarve ·

€345,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,590/yr
Average Daily Rate: €185
Payback Period: 11.6 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 67.9 / 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.

€400,865

+16.2% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€400,865

Gross yield (asking price)

10.6%

True gross yield (all-in)

9.1%

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: 2
Bathrooms: 1
Building: 80 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone patiotraditional terracotta roof tiles

Score Breakdown

ROI
21.03
Visual Appeal
9.4
Ownership Security
13
Location
8.4
Land & Space
3.6
Rental Demand
5.42
Payback Speed
4
STR Suitability
3

Description

Beautiful villa in a dying location, situated in Praia Grande, in the easternmost area of Alcantarilha, a high area with a magnificent view of the Alcantarilha Valley. With East and South orientation, this rarity of a villa in today's times is located between Rua do Lagar and Travessa do Lagar, surrounded by Portuguese

Location

📍 37.1297°N, 8.3449°W

· Silves, Algarve, Portugal

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

Village house in Rua e travessa do Lagar no 10 e 16, 10, Vila de Alcantarilha, Alcantarilha e Pêra

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

Grade B+ investment — short-term rental yields 7.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$65K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.3%
$2,270/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.8 yr
Rental only

Property details

Energy: D
Condition: good

Description

Beautiful villa in a dying location, situated in Praia Grande, in the easternmost area of Alcantarilha, a high area with a magnificent view of the Alcantarilha Valley. With East and South orientation, this rarity of a villa in today's times is located between Rua do Lagar and Travessa do Lagar, surrounded by Portuguese

Income Breakdown

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Nightly Rate (ADR)
$271/night
50% ($125)Brixfox estimate($271/night)200% ($499)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$27,243
Airbnb data$271/night · 54% occupancy
Rental income
$271/night · 54% occ.
$53,653
Running costs (20%)
Utilities, cleaning, maintenance
-$10,731
Income tax (10%)
Indonesian rental income tax
-$15,023
Property tax
Annual property tax
-$656
Net income
7.3% ROI
$27,243

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$375,000
IMT (transfer tax, investment schedule)$16,772
Imposto de Selo (stamp duty)$3,000
Notary & registration$1,359
Legal / due diligence$5,625
Total acquisition costs$26,755
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$433,549

Gross yield (asking)

14.3%

True gross yield (all-in)

12.4%

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.

$2.7M$2.0M$1.3M$665K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$420K
+22%
Rental Income
+$133K
Total Position
$553K
+60%
9.9%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$287K
Total Position
$798K
+131%
8.7%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$673K
Total Position
$1.4M
+314%
7.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+570%
6.5%/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
Good
7.3% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$249 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

Premium nightly rate of $249 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 54% — 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

34% occ.
6.1%
$1,920/mo
44% occ.
8.0%
$2,498/mo
54% occ.
9.8%
$3,075/mo
current
64% occ.
11.7%
$3,652/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.