Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha
Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 2Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 3Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 4Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha — image 5
Grade B+villabudget

Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha

Silves · Central Algarve ·

€895,000

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.3%

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: €76,496/yr
Average Daily Rate: €314
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 12.2 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 74.6 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+17.2% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation (est. €350/m² × 150 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€52,500
(€37,500–€67,500)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.6%

True gross yield (all-in)

7.3%

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: 4
Bathrooms: 4
Building: 150 m²
Land: 17000 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1994
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesdecorative facade molding

Score Breakdown

ROI
20.43
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
8.02
Payback Speed
3
STR Suitability
3

Description

Others - Habitacional for sale at 900 000 €.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on RE/MAX Albufeira Smart →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vale de Lousas - Fontes da Matosa, Alcantarilha

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
150 m²
Land Plot
17000 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 6.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score75
GradeB+
Brixfox Intelligence
75B+Strong
Score Breakdown
ROI & Yield83%
Capital Growth79%
Risk Profile76%
Market Demand75%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$168K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$5,615/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
14.4 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: fair

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$454/night
50% ($209)Brixfox estimate($454/night)200% ($835)
Occupancy
80%
10%Brixfox estimate(80%)100%

Short-Term Rental

Yearly income
$67,383
Airbnb data$454/night · 80% occupancy
Rental income
$454/night · 80% occ.
$132,857
Running costs (20%)
Utilities, cleaning, maintenance
-$26,571
Income tax (10%)
Indonesian rental income tax
-$37,200
Property tax
Annual property tax
-$1,702
Net income
6.9% ROI
$67,383

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$57,065
($40,761–$73,370)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$1,137,592

Gross yield (asking)

13.7%

True gross yield (all-in)

11.7%

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.

$6.7M$5.0M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 13: 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
$1.1M
+22%
Rental Income
+$329K
Total Position
$1.4M
+58%
9.6%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$711K
Total Position
$2.0M
+127%
8.6%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.7M
Total Position
$3.6M
+305%
7.2%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.9M
Total Position
$5.9M
+554%
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
6.9% annual return
Occupancy
Strong
80% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
17000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Strong occupancy at 80% — consistent booking demand
Premium nightly rate of $417 — positioned in the top tier
Generous 17000 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

60% occ.
7.0%
$5,676/mo
70% occ.
8.2%
$6,642/mo
80% occ.
9.4%
$7,608/mo
current
90% occ.
10.6%
$8,574/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.