Detached house in Rua do Melro, Vila de Alcantarilha, Alcantarilha
Detached house in Rua do Melro, Vila de Alcantarilha, Alcantarilha — image 2Detached house in Rua do Melro, Vila de Alcantarilha, Alcantarilha — image 3
Grade B+villaluxury

Detached house in Rua do Melro, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

48%

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: €55,663/yr
Average Daily Rate: €320
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 29.2 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 68.6 / 100
Comparable Properties: 7
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+14.0% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,500
IS — Stamp duty (0.8%)€10,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,500
Total acquisition costs€128,650
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)€1.5M

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 3
Building: 170 m²
Land: 685 m²
Style: contemporary
Condition: excellent
Year Built: 2022
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern architecturelarge glass sliding doorsbalcony with glass railingdecorative cactus sculptureoutdoor gym equipment

Score Breakdown

ROI
11.86
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
4.77
Payback Speed
0
STR Suitability
3

Description

Located in Alcantarilha, just 5 minutes from the beach of Armação de Pêra, this recent house with a contemporary design seduces with its volumes and quality services. It offers 3 bedrooms, a beautiful bright living room with elegant open kitchen, ideal for a modern lifestyle. Outside, a refined swimming pool completes

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Detached house in Rua do Melro, Vila de Alcantarilha, Alcantarilha

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
170 m²
Land Plot
685 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.8% net return annually.

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$244K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.8%
$3,279/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
35.9 yr
Rental only

Property details

Year built: 2022
Energy: B
Condition: excellent

Description

Located in Alcantarilha, just 5 minutes from the beach of Armação de Pêra, this recent house with a contemporary design seduces with its volumes and quality services. It offers 3 bedrooms, a beautiful bright living room with elegant open kitchen, ideal for a modern lifestyle. Outside, a refined swimming pool completes

Income Breakdown

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Nightly Rate (ADR)
$462/night
50% ($213)Brixfox estimate($462/night)200% ($850)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$39,348
Airbnb data$462/night · 48% occupancy
Rental income
$462/night · 48% occ.
$80,424
Running costs (20%)
Utilities, cleaning, maintenance
-$16,085
Income tax (10%)
Indonesian rental income tax
-$22,519
Property tax
Annual property tax
-$2,473
Net income
2.8% ROI
$39,348

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$1,413,043
IMT (transfer tax, investment schedule)$105,978
Imposto de Selo (stamp duty)$11,304
Notary & registration$1,359
Legal / due diligence$21,196
Total acquisition costs$139,837
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,608,641

Gross yield (asking)

5.7%

True gross yield (all-in)

5.0%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$192K
Total Position
$1.8M
+36%
6.4%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$415K
Total Position
$2.3M
+80%
6.1%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$973K
Total Position
$3.8M
+194%
5.5%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$1.7M
Total Position
$5.9M
+357%
5.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.8% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$425 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
685 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $425 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 685 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.8% is below 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.
2.3%
$2,745/mo
40% occ.
3.2%
$3,729/mo
48% occ.
3.8%
$4,485/mo
current
58% occ.
4.6%
$5,469/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.