Detached house in Rua das Portas da Cidade, Zona Histórica, Silves
Detached house in Rua das Portas da Cidade, Zona Histórica, Silves — image 2Detached house in Rua das Portas da Cidade, Zona Histórica, Silves — image 3Detached house in Rua das Portas da Cidade, Zona Histórica, Silves — image 4Detached house in Rua das Portas da Cidade, Zona Histórica, Silves — image 5
Grade Cvillamid-range

Detached house in Rua das Portas da Cidade, Zona Histórica, Silves

Silves · Central Algarve ·

€300,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

23%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €10,497/yr
Average Daily Rate: €124
Payback Period: 99.0 years
5-yr Capital Value: €347,782
10-yr Capital Value: €403,175
Brixfox Score: 42.5 / 100
Comparable Properties: 7
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€350,297

+16.8% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation (est. €55/m² × 60 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,300
(€1,800–€4,800)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€350,297

Gross yield (asking price)

3.5%

True gross yield (all-in)

3.0%

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: 2
Bathrooms: 1
Building: 60 m²
Style: contemporary
Condition: good
Year Built: 1951
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned kitchen backsplashexposed wooden beamsorange velvet sofawicker pendant light

Score Breakdown

ROI
0
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
3.2
Rental Demand
2.31
Payback Speed
0
STR Suitability
4

Description

2-Bedroom House in the Heart of the City – SilvesExperience the best of city living right at your doorstep! We present this charming house, located on the prestigious Rua Portas da Cidade, perfect for those seeking centrality, style, and a unique atmosphere. Originally a 2-bedroom property, it has been transformed into

Location

📍 37.1881°N, 8.4373°W

· Silves, Algarve, Portugal

View on RE/MAX Praia →Also on Idealista.pt
Detached house in Rua das Portas da Cidade, Zona Histórica, Silves
Idealista.pt
Source verified

Detached house in Rua das Portas da Cidade, Zona Histórica, Silves

Silves · Central Algarve · Freehold · Ref BF-8678
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
60 m²
True net yield
0.0%
≈ $383/mo net after costs & tax
Brixfox Score 43 · C

Property details

Year built: 1951
Energy: D
Condition: good

Description

2-Bedroom House in the Heart of the City – SilvesExperience the best of city living right at your doorstep! We present this charming house, located on the prestigious Rua Portas da Cidade, perfect for those seeking centrality, style, and a unique atmosphere. Originally a 2-bedroom property, it has been transformed into

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)
$179/night
50% ($82)Brixfox estimate($179/night)200% ($329)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$7,269
Airbnb data$179/night · 23% occupancy
Rental income
$179/night · 23% occ.
$13,979
Running costs (20%)
Utilities, cleaning, maintenance
-$2,796
Income tax (10%)
Indonesian rental income tax
-$3,914
Property tax
Annual property tax
-$0
Net income
2.2% ROI
$7,269

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $386,511

Scenario
Pre-tax
After-tax
Owner-managed
1.2%
0.9%
Fully-managed
0.0%
0.0%
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

3.6%

Annual Revenue

$13,979

Income Tax / yr

$1,223

Payback

—

True All-In Cost
Asking price$326,087
IMT — transfer tax (non-resident 7.5%)$24,457
Stamp duty (0.8%)$2,609
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$386,511

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.5M$1.1M$742K$371K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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 29: 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
$365K
+22%
Rental Income
+$36K
Total Position
$401K
+34%
5.9%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$77K
Total Position
$521K
+74%
5.7%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$180K
Total Position
$837K
+179%
5.3%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$318K
Total Position
$1.3M
+330%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
23% average occupancy
Nightly Rate
Good
$165 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.2% 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.
4.2%
$1,143/mo
40% occ.
5.6%
$1,524/mo
23% occ.
3.2%
$881/mo
current
33% occ.
4.6%
$1,262/mo

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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.

Asking price · Freehold
$326,087
0.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.