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Detached house in Rua do Lagar, 13, Vila de Pêra, Pêra
Grade Cvillabudget

Detached house in Rua do Lagar, 13, Vila de Pêra, Pêra

Silves · Central Algarve ·

€500,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €14,975/yr
Average Daily Rate: €73
-45.0% vs area baselineImage quality 5/10 (-6%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 1271.3 years
5-yr Capital Value: €579,637
10-yr Capital Value: €671,958
Brixfox Score: 43 / 100
Comparable Properties: 12
Data Confidence: 87%
Search Radius: 2 km

True Investment Cost

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

€567,130

+13.4% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €55/m² × 140 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,700
(€4,200–€11,200)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€567,130

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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
Building: 140 m²
Style: dated
Condition: good

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0.32
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
4.8
Rental Demand
5.63
Payback Speed
0
STR Suitability
4

Description

2-bedroom house, with a fully equipped kitchen, 2 bathrooms, 2 bedrooms, one of which has a walk-in closet and the other with a built-in wardrobe, 2 balconies, 1 terrace, a closed garage, and space for 1 additional car. The house has all appliances, air conditioning, and photovoltaic solar panels for energy production.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 1
Idealista.pt

Detached house in Rua do Lagar, 13, Vila de Pêra, Pêra

Silves · Central Algarve · Ref BF-88034 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$543,478
Ownership
Freehold
Bedrooms
2
Built area
140 m²
True net yield
0.1%
≈ $665/mo net after costs & tax
5-yr total return (net + appreciation)
5.6% / yr avg
Payback in ~1271 yrs from rent
Brixfox Score 43 · C

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: good

Description

2-bedroom house, with a fully equipped kitchen, 2 bathrooms, 2 bedrooms, one of which has a walk-in closet and the other with a built-in wardrobe, 2 balconies, 1 terrace, a closed garage, and space for 1 additional car. The house has all appliances, air conditioning, and photovoltaic solar panels for energy production.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$102/night
50% ($47)Brixfox estimate($102/night)200% ($187)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Indicative
Yearly income
$10,087
Likely range $6,052 – $14,123
Airbnb data$102/night · 56% occupancy
Rental income
$102/night · 56% occ.
$19,399
Running costs (20%)
Utilities, cleaning, maintenance
-$3,880
Income tax (10%)
Indonesian rental income tax
-$5,432
Property tax
Annual property tax
-$0
Net income
1.9% ROI
$10,087

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.0%
Fully-managed
0.3%
0.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

3.1%

Annual Revenue

$19,399

Income Tax / yr

$1,698

Payback

—

True All-In Cost
Asking price$543,478
IMT — transfer tax (non-resident 7.5%)$40,761
Stamp duty (0.8%)$4,348
Notary + registry$2,174
Legal$6,685
Furnishing + STR launch$27,174
All-in cost$624,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.4M$1.8M$1.2M$593K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $500K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$608K
+22%
Rental Income
+$49K
Total Position
$658K
+32%
5.6%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$106K
Total Position
$847K
+69%
5.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$249K
Total Position
$1.3M
+169%
5.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$442K
Total Position
$2.1M
+313%
4.8%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Average
$94 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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

36% occ.
1.7%
$788/mo
46% occ.
2.2%
$1,005/mo
56% occ.
2.7%
$1,222/mo
current
66% occ.
3.2%
$1,439/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. Market factors in Portugal may impact actual yields.