Detached house in Zona Histórica, Silves
Detached house in Zona Histórica, Silves — image 2Detached house in Zona Histórica, Silves — image 3Detached house in Zona Histórica, Silves — image 4Detached house in Zona Histórica, Silves — image 5
Grade Bvillamid-range

Detached house in Zona Histórica, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

28%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €38,321/yr
Average Daily Rate: €372
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 37.4 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 61 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€1.3M

+14.7% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 230 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,650
(€6,900–€18,400)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.9%

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: 5
Bathrooms: 4
Building: 230 m²
Land: 27210 m²
Style: portuguese-traditional
Condition: good
Year Built: 1992
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewayornate facade detailingtennis court

Score Breakdown

ROI
10.81
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.82
Payback Speed
0
STR Suitability
3

Description

This exceptional property offers a vast 52 m² covered swimming pool with a practical retractable system, housed within a leisure space that includes a sauna, fireplace, small kitchen, dining area, and games zonean ideal setting for relaxation and entertainment. The villa comprises a cozy living room with fireplace, a

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Zona Histórica, Silves

Inventory
5 Beds
Bathrooms
4 Baths
Built Area
230 m²
Land Plot
27210 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$216K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$2,224/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.8 yr
Rental only

Property details

Year built: 1992
Energy: C
Condition: good

Description

This exceptional property offers a vast 52 m² covered swimming pool with a practical retractable system, housed within a leisure space that includes a sauna, fireplace, small kitchen, dining area, and games zonean ideal setting for relaxation and entertainment. The villa comprises a cozy living room with fireplace, a

Income Breakdown

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Nightly Rate (ADR)
$539/night
50% ($248)Brixfox estimate($539/night)200% ($992)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$26,688
Airbnb data$539/night · 28% occupancy
Rental income
$539/night · 28% occ.
$55,529
Running costs (20%)
Utilities, cleaning, maintenance
-$11,106
Income tax (10%)
Indonesian rental income tax
-$15,548
Property tax
Annual property tax
-$2,188
Net income
2.1% ROI
$26,688

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,750
($7,500–$20,000)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,432,065

Gross yield (asking)

4.4%

True gross yield (all-in)

3.9%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.1M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$130K
Total Position
$1.5M
+33%
5.9%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$281K
Total Position
$2.0M
+73%
5.6%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$660K
Total Position
$3.2M
+176%
5.2%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$1.2M
Total Position
$4.9M
+326%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$496 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
27210 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $496 — positioned in the top tier
Generous 27210 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
3.1%
$3,262/mo
40% occ.
4.2%
$4,411/mo
28% occ.
2.9%
$3,057/mo
current
38% occ.
4.0%
$4,205/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.