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Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha
Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 2Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 3Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 4Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha — image 5
Grade C+villabudget

Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€180,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

5.3%

True Gross Yield

31%

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: €17,879/yr
Average Daily Rate: €156
-34.0% vs area baselineImage quality 2/10 (-15%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 46.3 years
5-yr Capital Value: €208,669
10-yr Capital Value: €241,905
Brixfox Score: 45.4 / 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.

€335,588

+86.4% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €900/m² × 138 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€124,200
(€96,600–€151,800)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€335,588

Gross yield (asking price)

9.9%

True gross yield (all-in)

5.3%

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
Bathrooms: 3
Building: 138 m²
Land: 160 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
8.56
Visual Appeal
3.2
Ownership Security
13
Location
8.4
Land & Space
4.11
Rental Demand
3.14
Payback Speed
1
STR Suitability
4

Description

Approved Project for T3 Townhouse in Alcantarilha Townhouse with approved project (license paid) for the construction of a two-story T3 townhouse, with a terrace and backyard, located in the center of the historic area of Alcantarilha. Ready to start construction today. The plot has 160m², allowing for the construction

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in Rua das Palmeiras, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve · Ref BF-5460 Source verified · Imobipera · listed 2 Jun 2026
Asking price · Freehold
$195,652
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
138 m²
Land
160 m²
True net yield
2.2%
≈ $1,165/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~46 yrs from rent
Brixfox Score 45 · 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

Year built: 1951
Energy: B
Condition: needs-renovation

Description

Approved Project for T3 Townhouse in Alcantarilha Townhouse with approved project (license paid) for the construction of a two-story T3 townhouse, with a terrace and backyard, located in the center of the historic area of Alcantarilha. Ready to start construction today. The plot has 160m², allowing for the construction

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)
$220/night
50% ($101)Brixfox estimate($220/night)200% ($404)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Indicative
Yearly income
$12,109
Likely range $7,265 – $16,952
Airbnb data$220/night · 31% occupancy
Rental income
$220/night · 31% occ.
$23,286
Running costs (20%)
Utilities, cleaning, maintenance
-$4,657
Income tax (10%)
Indonesian rental income tax
-$6,520
Property tax
Annual property tax
-$0
Net income
6.2% ROI
$12,109

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.2%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.7%
4.9%
Fully-managed
3.0%
2.2%
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

9.5%

Annual Revenue

$23,286

Income Tax / yr

$2,038

Payback

46 yrs

True All-In Cost
Asking price$195,652
IMT — transfer tax (non-resident 7.5%)$14,674
Stamp duty (0.8%)$1,565
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$245,250

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.3M$961K$640K$320K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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 14: 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
$219K
+22%
Rental Income
+$59K
Total Position
$278K
+55%
9.1%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$128K
Total Position
$394K
+119%
8.2%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$299K
Total Position
$694K
+285%
7.0%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$530K
Total Position
$1.1M
+519%
6.3%/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
Good
6.2% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$202 per night
Visual Appeal
Weak
1/10 instagrammability
Size & Space
Average
160 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $202 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — factor in seasonal gaps

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.6%
$1,404/mo
40% occ.
11.5%
$1,871/mo
31% occ.
9.0%
$1,467/mo
current
41% occ.
11.9%
$1,935/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.