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House in Estevais - Amendoeira, Alcantarilha
House in Estevais - Amendoeira, Alcantarilha — image 2House in Estevais - Amendoeira, Alcantarilha — image 3House in Estevais - Amendoeira, Alcantarilha — image 4House in Estevais - Amendoeira, Alcantarilha — image 5
Grade Bvillaluxury

House in Estevais - Amendoeira, Alcantarilha

Silves · Central Algarve ·

€2.5M

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

60%

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: €93,264/yr
Average Daily Rate: €422
+29.0% vs area baselineImage quality 9/10 (+6%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 62.4 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.3M
Brixfox Score: 58.8 / 100
Comparable Properties: 13
Data Confidence: 68%
Search Radius: 6 km

True Investment Cost

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

€2.8M

+12.4% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€183,750
IS — Stamp duty (0.8%)€19,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,750
Total acquisition costs€241,350
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)€2.8M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 369 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2012
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched windows and doorwaysterracotta roof tilesinfinity poollandscaped gardensgolf course proximity

Score Breakdown

ROI
6.4
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
6.05
Payback Speed
0
STR Suitability
4

Description

Discover one of the most enviable addresses in central Algarve — a beautifully presented 4+1 bedroom villa positioned directly on the fairway within the prestigious Amendoeira Golf Resort, near Alcantarilha, Silves municipality, Portugal. This a rare opportunity to acquire a frontline golf property in one of Europe's f

Location

📍 37.1508°N, 8.3699°W

· Silves, Algarve, Portugal

Visit Exclusive Algarve Villas →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
Exclusive Algarve Villas
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4-bedroom freehold villa in Silves — photo 5 of 5

House in Estevais - Amendoeira, Alcantarilha

Silves · Central Algarve · Ref BF-72469 Source verified · Exclusive Algarve Villas · listed 1 Jun 2026
Asking price · Freehold
$2,663,043
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
369 m²
True net yield
1.6%
≈ $7,149/mo net after costs & tax
5-yr total return (net + appreciation)
6.1% / yr avg
Payback in ~62 yrs from rent
Brixfox Score 59 · 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

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Property details

Year built: 2012
Condition: excellent
View: countryside

Description

Discover one of the most enviable addresses in central Algarve — a beautifully presented 4+1 bedroom villa positioned directly on the fairway within the prestigious Amendoeira Golf Resort, near Alcantarilha, Silves municipality, Portugal. This a rare opportunity to acquire a frontline golf property in one of Europe's f

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)
$594/night
50% ($273)Brixfox estimate($594/night)200% ($1093)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Indicative
Yearly income
$63,152
Likely range $37,891 – $88,412
Airbnb data$594/night · 60% occupancy
Rental income
$594/night · 60% occ.
$121,446
Running costs (20%)
Utilities, cleaning, maintenance
-$24,289
Income tax (10%)
Indonesian rental income tax
-$34,005
Property tax
Annual property tax
-$0
Net income
2.4% ROI
$63,152

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.6%

on all-in cost of $2,926,793

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
2.6%
Fully-managed
2.0%
1.6%
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

4.2%

Annual Revenue

$121,446

Income Tax / yr

$10,626

Payback

62 yrs

True All-In Cost
Asking price$2,663,043
IMT — transfer tax (non-resident 7.5%)$199,728
Stamp duty (0.8%)$21,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,926,793

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$12.3M$9.2M$6.2M$3.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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 28: 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
$3.0M
+22%
Rental Income
+$308K
Total Position
$3.3M
+34%
6.1%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$666K
Total Position
$4.3M
+75%
5.8%/yr
Year 20
Capital Value
$5.4M
+119%
Rental Income
+$1.6M
Total Position
$6.9M
+183%
5.3%/yr
Year 30
Capital Value
$7.9M
+224%
Rental Income
+$2.8M
Total Position
$10.7M
+337%
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

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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
2.4% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$547 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $547 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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

40% occ.
2.3%
$5,121/mo
50% occ.
2.9%
$6,386/mo
60% occ.
3.4%
$7,651/mo
current
70% occ.
4.0%
$8,916/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.