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Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra
Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra — image 2Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra — image 3Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra — image 4Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra — image 5
Grade C+villaluxury

Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €37,456/yr
Average Daily Rate: €298
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 130.9 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 52.7 / 100
Comparable Properties: 6
Data Confidence: 79%
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)

2.9%

True gross yield (all-in)

2.5%

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
Building: 220 m²
Style: portuguese-traditional
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional Portuguese architecture with towerlarge, well-maintained garden with mature treesswimming pool with water featurescovered outdoor dining/lounge areabird of paradise flowers

Score Breakdown

ROI
3.04
Visual Appeal
14.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.44
Payback Speed
0
STR Suitability
4

Description

Discover this magnificent Italian-inspired villa, a project designed by the renowned architect Mário Novi in collaboration with designer Arnold Aarsen. A sophisticated retreat that seamlessly blends rustic charm with the highest levels of comfort and modernity. Exterior – Private and Captivating Set on a fully enclose

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit KW Select →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
KW Select
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Rua das Areias, Vila de Pêra, Alcantarilha e Pêra

Silves · Central Algarve · Ref BF-5166 Source verified · KW Select · listed 1 May 2026
Asking price · Freehold
$1,413,043
View original listing
Ownership
Freehold
Bedrooms
3
Built area
220 m²
True net yield
0.8%
≈ $2,379/mo net after costs & tax
5-yr total return (net + appreciation)
5.5% / yr avg
Payback in ~131 yrs from rent
Brixfox Score 53 · 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: excellent

Description

Discover this magnificent Italian-inspired villa, a project designed by the renowned architect Mário Novi in collaboration with designer Arnold Aarsen. A sophisticated retreat that seamlessly blends rustic charm with the highest levels of comfort and modernity. Exterior – Private and Captivating Set on a fully enclose

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)
$419/night
50% ($193)Brixfox estimate($419/night)200% ($772)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$25,366
Likely range $15,220 – $35,512
Airbnb data$419/night · 34% occupancy
Rental income
$419/night · 34% occ.
$48,780
Running costs (20%)
Utilities, cleaning, maintenance
-$9,756
Income tax (10%)
Indonesian rental income tax
-$13,659
Property tax
Annual property tax
-$0
Net income
1.8% ROI
$25,366

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.8%
1.5%
Fully-managed
1.0%
0.8%
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

$48,780

Income Tax / yr

$4,268

Payback

—

True All-In Cost
Asking price$1,413,043
IMT — transfer tax (non-resident 7.5%)$105,978
Stamp duty (0.8%)$11,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,573,043

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 302x 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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$124K
Total Position
$1.7M
+31%
5.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$268K
Total Position
$2.2M
+69%
5.4%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$627K
Total Position
$3.5M
+167%
5.0%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$1.1M
Total Position
$5.3M
+310%
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
1.8% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$386 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $386 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.8% 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%
$2,679/mo
40% occ.
3.0%
$3,573/mo
34% occ.
2.6%
$3,073/mo
current
44% occ.
3.4%
$3,967/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.