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Detached house in N125, Vila de Alcantarilha, Alcantarilha
Detached house in N125, Vila de Alcantarilha, Alcantarilha — image 2Detached house in N125, Vila de Alcantarilha, Alcantarilha — image 3Detached house in N125, Vila de Alcantarilha, Alcantarilha — image 4Detached house in N125, Vila de Alcantarilha, Alcantarilha — image 5
Grade B+villabudget

Detached house in N125, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€790,000

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

54%

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: €56,886/yr
Average Daily Rate: €287
-22.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 31.1 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 65.3 / 100
Comparable Properties: 13
Data Confidence: 71%
Search Radius: 4 km

True Investment Cost

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

€945,220

+19.6% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation (est. €350/m² × 170 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€59,500
(€42,500–€76,500)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€945,220

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.0%

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: 5
Bathrooms: 2
Building: 170 m²
Land: 2540 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white trimcobblestone pathwaysterra cotta roof tiles

Score Breakdown

ROI
12.24
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
5.43
Payback Speed
2
STR Suitability
4

Description

5-bedroom villa, 170 sqm (construction gross area) and 2, 540 sqm (land), with a project under the final stage of approval, for the construction of a gated community comprising two groups of villas in a total of eight 2 and 3-bedroom villas, in Alcantarilha, Algarve. The 5-bedroom villa, located in the centre of Alcant

Location

📍 37.1337°N, 8.3610°W

· Silves, Algarve, Portugal

Visit JLL Residential Portugal →Listed via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
JLL Residential Portugal
5-bedroom freehold villa in Silves — photo 2 of 5
5-bedroom freehold villa in Silves — photo 3 of 5
5-bedroom freehold villa in Silves — photo 4 of 5
5-bedroom freehold villa in Silves — photo 5 of 5

Detached house in N125, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve · Ref BF-5321 Source verified · JLL Residential Portugal · listed 3 Jun 2026
Asking price · Freehold
$858,696
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
2
Built area
170 m²
Land
2540 m²
True net yield
3.2%
≈ $4,622/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~31 yrs from rent
Brixfox Score 65 · 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

Energy: D
Condition: fair

Description

5-bedroom villa, 170 sqm (construction gross area) and 2, 540 sqm (land), with a project under the final stage of approval, for the construction of a gated community comprising two groups of villas in a total of eight 2 and 3-bedroom villas, in Alcantarilha, Algarve. The 5-bedroom villa, located in the centre of Alcant

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)
$403/night
50% ($185)Brixfox estimate($403/night)200% ($742)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Indicative
Yearly income
$38,503
Likely range $23,101 – $53,903
Airbnb data$403/night · 54% occupancy
Rental income
$403/night · 54% occ.
$74,043
Running costs (20%)
Utilities, cleaning, maintenance
-$14,809
Income tax (10%)
Indonesian rental income tax
-$20,732
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$38,503

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.7%
5.0%
Fully-managed
3.9%
3.2%
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

7.6%

Annual Revenue

$74,043

Income Tax / yr

$6,479

Payback

31 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$961K
+22%
Rental Income
+$188K
Total Position
$1.1M
+45%
7.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$406K
Total Position
$1.6M
+99%
7.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$952K
Total Position
$2.7M
+240%
6.3%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$1.7M
Total Position
$4.2M
+438%
5.8%/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

Ask Brixfox AI

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$371 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
2540 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $371 — positioned in the top tier
Generous 2540 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.5% is near 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

34% occ.
4.1%
$2,948/mo
44% occ.
5.3%
$3,806/mo
54% occ.
6.5%
$4,665/mo
current
64% occ.
7.7%
$5,523/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.