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Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha
Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 2Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 3Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 4Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha — image 5
Grade B+villamid-range

Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve ·

€595,000

Asking Price (EUR)

9.7%

True Net Yield (Owner, all-in)

6.9%

True Net Yield (Managed, all-in)

12.0%

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: €83,559/yr
Average Daily Rate: €385
+2.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%)
Payback Period: 13.8 years
5-yr Capital Value: €689,768
10-yr Capital Value: €799,630
Brixfox Score: 74.7 / 100
Comparable Properties: 11
Data Confidence: 69%
Search Radius: 4 km

True Investment Cost

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

€699,165

+17.5% over asking

Asking price€595,000
IMT — Property transfer tax (investment schedule)€35,430
IS — Stamp duty (0.8%)€4,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,925
Total acquisition costs€50,365
Renovation (est. €55/m² × 250 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,750
(€7,500–€20,000)
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)€699,165

Gross yield (asking price)

14.0%

True gross yield (all-in)

12.0%

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: 4
Bathrooms: 3
Building: 250 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

teal-colored roller shutterstiled lower wall exterior

Score Breakdown

ROI
23.54
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
5.95
Payback Speed
5
STR Suitability
4

Description

House with 4 bedrooms, large rooms, with garden and pool. Great location in a noble neighborhood of Alcantarilha. No real estate agencies, please.

Location

📍 37.1289°N, 8.3478°W

· Silves, Algarve, Portugal

Listed 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

Semi-detached house in Rua das Amendoeiras, 12, Vila de Alcantarilha, Alcantarilha

Silves · Central Algarve · Ref BF-6003 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$646,739
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
250 m²
True net yield
7.3%
≈ $7,388/mo net after costs & tax
5-yr total return (net + appreciation)
12.5% / yr avg
Payback in ~14 yrs from rent
Brixfox Score 75 · 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: C
Condition: good

Description

House with 4 bedrooms, large rooms, with garden and pool. Great location in a noble neighborhood of Alcantarilha. No real estate agencies, please.

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)
$542/night
50% ($249)Brixfox estimate($542/night)200% ($996)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$56,605
Likely range $33,963 – $79,247
Airbnb data$542/night · 59% occupancy
Rental income
$542/night · 59% occ.
$108,855
Running costs (20%)
Utilities, cleaning, maintenance
-$21,771
Income tax (10%)
Indonesian rental income tax
-$30,480
Property tax
Annual property tax
-$0
Net income
8.8% ROI
$56,605

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.3%

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

Scenario
Pre-tax
After-tax
Owner-managed
12.0%
10.7%
Fully-managed
8.6%
7.3%
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

14.8%

Annual Revenue

$108,855

Income Tax / yr

$9,525

Payback

14 yrs

True All-In Cost
Asking price$646,739
IMT — transfer tax (non-resident 7.5%)$48,505
Stamp duty (0.8%)$5,174
Notary + registry$2,174
Legal$7,955
Furnishing + STR launch$27,174
All-in cost$737,722

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.1M$3.8M$2.5M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $595K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$724K
+22%
Rental Income
+$276K
Total Position
$1.0M
+68%
11.0%/yr
Year 10
Capital Value
$881K
+48%
Rental Income
+$597K
Total Position
$1.5M
+148%
9.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.4M
Total Position
$2.7M
+354%
7.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.5M
Total Position
$4.4M
+641%
6.9%/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
Strong
8.8% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$498 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.8% — outperforms most villas in this market
Premium nightly rate of $498 — 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 59% — 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

39% occ.
8.4%
$4,551/mo
49% occ.
10.6%
$5,704/mo
59% occ.
12.7%
$6,857/mo
current
69% occ.
14.9%
$8,010/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.