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House in Vila de Alcantarilha, Alcantarilha
Grade B+villa

House in Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€895,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

7.9%

True Gross Yield

64%

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: €82,196/yr
Average Daily Rate: €353
Payback Period: 21.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 67.2 / 100
Comparable Properties: 6
Data Confidence: 67%
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

+16.8% 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. €200/m² × 188 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€37,600
(€18,800–€56,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

9.2%

True gross yield (all-in)

7.9%

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
Building: 188 m²

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.68
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
5.76
Rental Demand
6.37
Payback Speed
3
STR Suitability
4

Description

Beautiful 4-bedroom (T4) villa for sale in Alcantarilha, in the heart of the Algarve, just 5 minutes from Armação de Pêra beach, 2 minutes from Alcantarilha town centre and minutes from Amendoeira Golf Resort, Lagoa, Portimão and Carvoeiro. This modern two-storey detached villa sits on a private plot of around 525 m² i

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

House in Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve · Ref BF-92729 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$972,826
Ownership
Freehold
Bedrooms
4
Built area
188 m²
True net yield
4.6%
≈ $7,012/mo net after costs & tax
5-yr total return (net + appreciation)
9.4% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 67 · B+

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

Description

Beautiful 4-bedroom (T4) villa for sale in Alcantarilha, in the heart of the Algarve, just 5 minutes from Armação de Pêra beach, 2 minutes from Alcantarilha town centre and minutes from Amendoeira Golf Resort, Lagoa, Portimão and Carvoeiro. This modern two-storey detached villa sits on a private plot of around 525 m² i

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)
$494/night
50% ($247)Brixfox estimate($494/night)200% ($989)
Occupancy
64%
10%Brixfox estimate(64%)100%

Short-Term Rental

Indicative
Yearly income
$55,352
Likely range $33,211 – $77,492
Airbnb data$494/night · 64% occupancy
Rental income
$494/night · 64% occ.
$106,446
Running costs (20%)
Utilities, cleaning, maintenance
-$21,289
Income tax (28%)
Non-resident IRS (Cat. F)
-$29,805
Net income
5.7% ROI
$55,352

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

4.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
7.7%
6.8%
Fully-managed
5.4%
4.6%
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

9.7%

Annual Revenue

$106,446

Income Tax / yr

$9,314

Payback

22 yrs

True All-In Cost
Asking price$972,826
IMT — transfer tax (non-resident 7.5%)$72,962
Stamp duty (0.8%)$7,783
Notary + registry$2,174
Legal$11,966
Furnishing + STR launch$27,174
All-in cost$1,094,885

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$6.1M$4.6M$3.1M$1.5M$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 15: 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
+$270K
Total Position
$1.4M
+52%
8.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$584K
Total Position
$1.9M
+113%
7.9%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$1.4M
Total Position
$3.3M
+272%
6.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$2.4M
Total Position
$5.3M
+495%
6.1%/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
Good
5.7% annual return
Occupancy
Good
64% average occupancy
Nightly Rate
Strong
$455 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $455 — positioned in the top tier
Freehold ownership — maximum long-term security

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

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

44% occ.
4.2%
$3,418/mo
54% occ.
5.2%
$4,200/mo
64% occ.
6.1%
$4,982/mo
current
74% occ.
7.1%
$5,763/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.