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

Detached house in Vila de Pêra, Pêra

Silves · Central Algarve ·

€884,000

Asking Price (EUR)

6.7%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.3%

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: €105,399/yr
Average Daily Rate: €603
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 10.5 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 76.2 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 4 km

True Investment Cost

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

€1.0M

+15.8% over asking

Asking price€884,000
IMT — Property transfer tax (investment schedule)€53,040
IS — Stamp duty (0.8%)€7,072
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,260
Total acquisition costs€74,622
Renovation (est. €55/m² × 312 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,160
(€9,360–€24,960)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

11.9%

True gross yield (all-in)

10.3%

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: 6
Bathrooms: 3
Building: 312 m²
Land: 480 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architecturecurved facadecovered verandaoutdoor BBQ area

Score Breakdown

ROI
22.46
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
9.73
Rental Demand
4.79
Payback Speed
4
STR Suitability
3

Description

ref: 783992.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vila de Pêra, Pêra

Inventory
6 Beds
Bathrooms
3 Baths
Built Area
312 m²
Land Plot
480 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+11.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$166K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.1%
$6,459/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.4 yr
Rental only

Property details

Year built: 2004
Energy: D
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$871/night
50% ($401)Brixfox estimate($871/night)200% ($1603)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$77,509
Airbnb data$871/night · 48% occupancy
Rental income
$871/night · 48% occ.
$152,289
Running costs (20%)
Utilities, cleaning, maintenance
-$30,458
Income tax (10%)
Indonesian rental income tax
-$42,641
Property tax
Annual property tax
-$1,682
Net income
8.1% ROI
$77,509

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$960,870
IMT (transfer tax, investment schedule)$57,652
Imposto de Selo (stamp duty)$7,687
Notary & registration$1,359
Legal / due diligence$14,413
Total acquisition costs$81,111
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,652
($10,174–$27,130)
Furnishing & STR launch
6bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$50,272
All-in investment$1,110,904

Gross yield (asking)

15.8%

True gross yield (all-in)

13.7%

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.

$7.2M$5.4M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $884K
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 11: 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
$1.1M
+22%
Rental Income
+$379K
Total Position
$1.5M
+64%
10.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$817K
Total Position
$2.1M
+140%
9.2%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.9M
Total Position
$3.9M
+336%
7.6%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$3.4M
Total Position
$6.3M
+608%
6.7%/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
Strong
8.1% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$802 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
480 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.1% — outperforms most villas in this market
Premium nightly rate of $802 — 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 48% — 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

30% occ.
6.8%
$5,426/mo
40% occ.
9.1%
$7,281/mo
48% occ.
10.9%
$8,743/mo
current
58% occ.
13.2%
$10,599/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.