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Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra
Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra — image 2Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra — image 3Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra — image 4Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra — image 5
Grade Bvillaluxury

Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra

Silves · Central Algarve ·

€870,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

34%

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: €37,469/yr
Average Daily Rate: €298
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 69.4 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 60.8 / 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.

€996,760

+14.6% over asking

Asking price€870,000
IMT — Property transfer tax (investment schedule)€52,200
IS — Stamp duty (0.8%)€6,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,050
Total acquisition costs€73,460
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€996,760

Gross yield (asking price)

4.3%

True gross yield (all-in)

3.8%

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: 196 m²
Land: 768 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2012
Energy Certificate: b-
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

moorish-inspired architectureprivate swimming poollandscaped gardensrooftop terrace

Score Breakdown

ROI
5.76
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.44
Payback Speed
0
STR Suitability
4

Description

Exclusive Listing New to the Market! About the Villa: Year Built: 2012 Year Purchased: 2022 (The seller has been the sole owner of the property) Plot Size: 768,20 m² Build Size: 158,70 m² This standalone villa is nicely positioned in the idyllic Amendoeira Golf Resort a safe, family-friendly community that's growing

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit Jessica Properties - AMI 22380 →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Jessica Properties - AMI 22380
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Morgado da Lameira Nn, Amendoeira Golf, Pêra

Silves · Central Algarve · Ref BF-67076 Source verified · Jessica Properties - AMI 22380 · listed 2 Jun 2026
Asking price · Freehold
$945,652
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
3
Built area
196 m²
Land
768 m²
True net yield
1.4%
≈ $2,655/mo net after costs & tax
5-yr total return (net + appreciation)
6.4% / yr avg
Payback in ~69 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

Year built: 2012
Energy: b-
Condition: excellent
View: countryside

Description

Exclusive Listing New to the Market! About the Villa: Year Built: 2012 Year Purchased: 2022 (The seller has been the sole owner of the property) Plot Size: 768,20 m² Build Size: 158,70 m² This standalone villa is nicely positioned in the idyllic Amendoeira Golf Resort a safe, family-friendly community that's growing

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)
$419/night
50% ($193)Brixfox estimate($419/night)200% ($772)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$25,366
Likely range $15,220 – $35,512
Airbnb data$419/night · 34% occupancy
Rental income
$419/night · 34% occ.
$48,780
Running costs (20%)
Utilities, cleaning, maintenance
-$9,756
Income tax (10%)
Indonesian rental income tax
-$13,659
Property tax
Annual property tax
-$0
Net income
2.7% ROI
$25,366

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.0%
2.6%
Fully-managed
1.8%
1.4%
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

4.6%

Annual Revenue

$48,780

Income Tax / yr

$4,268

Payback

69 yrs

True All-In Cost
Asking price$945,652
IMT — transfer tax (non-resident 7.5%)$70,924
Stamp duty (0.8%)$7,565
Notary + registry$2,174
Legal$11,632
Furnishing + STR launch$27,174
All-in cost$1,065,121

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $870K
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 26: 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
$1.1M
+22%
Rental Income
+$124K
Total Position
$1.2M
+36%
6.3%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$268K
Total Position
$1.6M
+79%
6.0%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$627K
Total Position
$2.5M
+191%
5.5%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$1.1M
Total Position
$3.9M
+352%
5.2%/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
2.7% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$386 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
768 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $386 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 768 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
3.4%
$2,679/mo
40% occ.
4.5%
$3,573/mo
34% occ.
3.9%
$3,073/mo
current
44% occ.
5.0%
$3,967/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.