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Detached house in Vila de Pêra, Pêra
Detached house in Vila de Pêra, Pêra — image 2Detached house in Vila de Pêra, Pêra — image 3Detached house in Vila de Pêra, Pêra — image 4Detached house in Vila de Pêra, Pêra — image 5
Grade Bvillaluxury

Detached house in Vila de Pêra, Pêra

Silves · Central Algarve ·

€1.5M

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.1%

True Gross Yield

39%

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: €51,833/yr
Average Daily Rate: €363
+26.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Luxury finish (+8%)
Payback Period: 81.5 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.0M
Brixfox Score: 61.2 / 100
Comparable Properties: 8
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€1.7M

+14.1% over asking

Asking price€1.5M
IMT — Property transfer tax (investment schedule)€111,000
IS — Stamp duty (0.8%)€11,840
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€22,200
Total acquisition costs€146,290
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.1%

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: 5
Building: 225 m²
Land: 991 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balconiesflat roof with terrace potentiallarge format sliding glass doors

Score Breakdown

ROI
4.92
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.92
Payback Speed
0
STR Suitability
4

Description

Contemporary 4-bedroom house with pool and jacuzzi in a quiet and peaceful area. With modern architecture, high-quality finishes, and excellent sun exposure (east/south/sun) Ground Floor: - Living and dining room with air conditioning, direct access to the garden and pool - Modern open-plan kitchen, fully equipped -

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed by City Home via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
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 Vila de Pêra, Pêra

Silves · Central Algarve · Ref BF-5443 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,608,696
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
225 m²
Land
991 m²
True net yield
1.2%
≈ $3,681/mo net after costs & tax
5-yr total return (net + appreciation)
5.9% / yr avg
Payback in ~82 yrs from rent
Brixfox Score 61 · 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: A
Condition: new-build

Description

Contemporary 4-bedroom house with pool and jacuzzi in a quiet and peaceful area. With modern architecture, high-quality finishes, and excellent sun exposure (east/south/sun) Ground Floor: - Living and dining room with air conditioning, direct access to the garden and pool - Modern open-plan kitchen, fully equipped -

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)
$510/night
50% ($234)Brixfox estimate($510/night)200% ($938)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$35,091
Likely range $21,054 – $49,127
Airbnb data$510/night · 39% occupancy
Rental income
$510/night · 39% occ.
$67,483
Running costs (20%)
Utilities, cleaning, maintenance
-$13,497
Income tax (10%)
Indonesian rental income tax
-$18,895
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$35,091

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.1%
Fully-managed
1.6%
1.2%
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

3.8%

Annual Revenue

$67,483

Income Tax / yr

$5,904

Payback

82 yrs

True All-In Cost
Asking price$1,608,696
IMT — transfer tax (non-resident 7.5%)$120,652
Stamp duty (0.8%)$12,870
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,784,935

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.3M$5.5M$3.6M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.5M
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$171K
Total Position
$2.0M
+33%
5.9%/yr
Year 10
Capital Value
$2.2M
+48%
Rental Income
+$370K
Total Position
$2.6M
+73%
5.6%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$867K
Total Position
$4.1M
+178%
5.2%/yr
Year 30
Capital Value
$4.8M
+224%
Rental Income
+$1.5M
Total Position
$6.3M
+328%
5.0%/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
Weak
2.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$469 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
991 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $469 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 991 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
2.4%
$3,256/mo
40% occ.
3.2%
$4,341/mo
current
39% occ.
3.2%
$4,251/mo
current
49% occ.
4.0%
$5,337/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.