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Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra
Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra — image 2Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra — image 3Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra — image 4Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra — image 5
Grade B+villamid-range

Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra

Silves · Central Algarve ·

€1.6M

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

6.7%

True Gross Yield

59%

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: €120,864/yr
Average Daily Rate: €557
+25.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 25.6 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.2M
Brixfox Score: 73 / 100
Comparable Properties: 7
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€1.8M

+12.4% over asking

Asking price€1.6M
IMT — Property transfer tax (investment schedule)€120,000
IS — Stamp duty (0.8%)€12,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€24,000
Total acquisition costs€158,050
Renovation€0 — move-in ready
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)€1.8M

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.7%

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: 2
Building: 290 m²
Land: 605 m²
Style: contemporary
Condition: excellent
Year Built: 2002
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracejacuzzimodern stone facadehanging egg chair

Score Breakdown

ROI
14.65
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
10.78
Rental Demand
5.95
Payback Speed
2
STR Suitability
4

Description

Located in a privileged area, this unique property offers a perfect combination of luxury, comfort and modern design, ideal for those looking for an exclusive and sophisticated home. Property Features: 4 Spacious Bedrooms: Including 2 suites that guarantee privacy and comfort. Each room has been carefully designed to o

Location

📍 37.1163°N, 8.3395°W

· Silves, Algarve, Portugal

View this property on Real One - Real Estate & Property Management →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
Real One - Real Estate & Property Management
4-bedroom freehold villa in Silves — photo 2 of 5
4-bedroom freehold villa in Silves — photo 3 of 5
4-bedroom freehold villa in Silves — photo 4 of 5
4-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Urbanização Barrocal A13, Vila de Pêra, Pêra

Silves · Central Algarve · Ref BF-5328 Source verified · Real One - Real Estate & Property Management · listed 3 Jun 2026
Asking price · Freehold
$1,739,130
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
2
Built area
290 m²
Land
605 m²
True net yield
3.9%
≈ $10,425/mo net after costs & tax
5-yr total return (net + appreciation)
8.5% / yr avg
Payback in ~26 yrs from rent
Brixfox Score 73 · 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

Year built: 2002
Energy: B-
Condition: excellent

Description

Located in a privileged area, this unique property offers a perfect combination of luxury, comfort and modern design, ideal for those looking for an exclusive and sophisticated home. Property Features: 4 Spacious Bedrooms: Including 2 suites that guarantee privacy and comfort. Each room has been carefully designed to o

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)
$783/night
50% ($360)Brixfox estimate($783/night)200% ($1441)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$81,868
Likely range $49,121 – $114,615
Airbnb data$783/night · 59% occupancy
Rental income
$783/night · 59% occ.
$157,438
Running costs (20%)
Utilities, cleaning, maintenance
-$31,488
Income tax (10%)
Indonesian rental income tax
-$44,083
Property tax
Annual property tax
-$0
Net income
4.7% ROI
$81,868

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.9%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.5%
5.8%
Fully-managed
4.6%
3.9%
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

8.2%

Annual Revenue

$157,438

Income Tax / yr

$13,776

Payback

26 yrs

True All-In Cost
Asking price$1,739,130
IMT — transfer tax (non-resident 7.5%)$130,435
Stamp duty (0.8%)$13,913
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,926,196

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$10.1M$7.6M$5.0M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.6M
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.9M
+22%
Rental Income
+$400K
Total Position
$2.3M
+47%
8.0%/yr
Year 10
Capital Value
$2.4M
+48%
Rental Income
+$863K
Total Position
$3.2M
+102%
7.3%/yr
Year 20
Capital Value
$3.5M
+119%
Rental Income
+$2.0M
Total Position
$5.5M
+246%
6.4%/yr
Year 30
Capital Value
$5.2M
+224%
Rental Income
+$3.6M
Total Position
$8.8M
+448%
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
4.7% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$721 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
605 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $721 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 605 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.7% 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

39% occ.
4.5%
$6,583/mo
49% occ.
5.7%
$8,251/mo
59% occ.
6.8%
$9,919/mo
current
69% occ.
8.0%
$11,587/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.