Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha
Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 2Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 3Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 4Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 5
Grade B+villamid-range

Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€595,000

Asking Price (EUR)

8.5%

True Net Yield (Owner, all-in)

5.9%

True Net Yield (Managed, all-in)

13.1%

True Gross Yield

51%

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: €91,381/yr
Average Daily Rate: €493
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 8.1 years
5-yr Capital Value: €781,821
10-yr Capital Value: €951,205
Brixfox Score: 73.3 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€699,165

+17.5% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€699,165

Gross yield (asking price)

15.4%

True gross yield (all-in)

13.1%

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: 4
Bathrooms: 3
Building: 250 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

teal-colored roller shutterstiled lower wall exterior

Score Breakdown

ROI
25
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.07
Payback Speed
4
STR Suitability
3

Description

House with 4 bedrooms, large rooms, with garden and pool. Great location in a noble neighborhood of Alcantarilha. No real estate agencies, please.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha

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

Grade B+ investment — short-term rental yields 10.4% net return annually.

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The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+14.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$112K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.4%
$5,627/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.6 yr
Rental only

Property details

Energy: C
Condition: good

Description

House with 4 bedrooms, large rooms, with garden and pool. Great location in a noble neighborhood of Alcantarilha. No real estate agencies, please.

Income Breakdown

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Nightly Rate (ADR)
$713/night
50% ($328)Brixfox estimate($713/night)200% ($1312)
Occupancy
51%
10%Brixfox estimate(51%)100%

Short-Term Rental

Yearly income
$67,521
Airbnb data$713/night · 51% occupancy
Rental income
$713/night · 51% occ.
$132,025
Running costs (20%)
Utilities, cleaning, maintenance
-$26,405
Income tax (10%)
Indonesian rental income tax
-$36,967
Property tax
Annual property tax
-$1,132
Net income
10.4% ROI
$67,521

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$646,739
IMT (transfer tax, investment schedule)$38,511
Imposto de Selo (stamp duty)$5,174
Notary & registration$1,359
Legal / due diligence$9,701
Total acquisition costs$54,745
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,946
($8,152–$21,739)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$757,788

Gross yield (asking)

20.4%

True gross yield (all-in)

17.4%

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 9: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$330K
Total Position
$1.1M
+77%
12.1%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$712K
Total Position
$1.6M
+168%
10.3%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.7M
Total Position
$3.0M
+400%
8.4%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$3.0M
Total Position
$4.9M
+721%
7.3%/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
Strong
10.4% annual return
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$656 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.4% — outperforms most villas in this market
Premium nightly rate of $656 — 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 51% — 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

31% occ.
8.5%
$4,572/mo
41% occ.
11.3%
$6,090/mo
51% occ.
14.1%
$7,608/mo
current
61% occ.
16.9%
$9,125/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.