Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves
Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves — image 2Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves — image 3Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves — image 4Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves — image 5
Grade B+villaluxury

Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves

Silves · Central Algarve ·

€4M

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

54%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €212,212/yr
Average Daily Rate: €1083
+14.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 23.6 years
5-yr Capital Value: €5.3M
10-yr Capital Value: €6.4M
Brixfox Score: 70.1 / 100
Comparable Properties: 3
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€4.5M

+12.5% over asking

Asking price€4M
IMT — Property transfer tax (investment schedule)€300,000
IS — Stamp duty (0.8%)€32,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€60,000
Total acquisition costs€393,250
Renovation (est. €55/m² × 500 m²)
Light touch-ups — paint, fixtures, deep clean.		€27,500
(€15,000–€40,000)
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€77,350
All-in investment (incl. renovation & furnishing)€4.5M

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.7%

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: 6
Bathrooms: 6
Building: 500 m²
Land: 2100 m²
Style: portuguese-traditional
Condition: good
Year Built: 1920
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate facadebalconiesterraced garden

Score Breakdown

ROI
14.31
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.37
Payback Speed
1
STR Suitability
3

Description

This extraordinary palace, built around 1920 by the renowned teacher, poet and painter Samora Barros, is a true jewel of national history and culture. With imposing architecture and exclusive details, this luxury property radiates charm and elegance, transporting us to a time of incomparable glamour and sophistication.

Location

📍 37.1822°N, 8.4399°W

· Silves, Algarve, Portugal

View on Imobipera →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Ladeira de São Pedro, Estação de Silves - Cerro de São Miguel, Silves

Inventory
6 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
2100 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$751K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$12,659/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.6 yr
Rental only

Property details

Year built: 1920
Energy: D
Condition: good

Description

This extraordinary palace, built around 1920 by the renowned teacher, poet and painter Samora Barros, is a true jewel of national history and culture. With imposing architecture and exclusive details, this luxury property radiates charm and elegance, transporting us to a time of incomparable glamour and sophistication.

Income Breakdown

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Nightly Rate (ADR)
$1,566/night
50% ($720)Brixfox estimate($1,566/night)200% ($2882)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$151,914
Airbnb data$1,566/night · 54% occupancy
Rental income
$1,566/night · 54% occ.
$306,774
Running costs (20%)
Utilities, cleaning, maintenance
-$61,355
Income tax (10%)
Indonesian rental income tax
-$85,897
Property tax
Annual property tax
-$7,609
Net income
3.5% ROI
$151,914

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$4,347,826
IMT (transfer tax, investment schedule)$326,087
Imposto de Selo (stamp duty)$34,783
Notary & registration$1,359
Legal / due diligence$65,217
Total acquisition costs$427,446
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$29,891
($16,304–$43,478)
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$81,902
All-in investment$4,887,065

Gross yield (asking)

7.1%

True gross yield (all-in)

6.3%

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.

$22.6M$16.9M$11.3M$5.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $4.0M
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$4.9M
+22%
Rental Income
+$742K
Total Position
$5.6M
+40%
7.0%/yr
Year 10
Capital Value
$5.9M
+48%
Rental Income
+$1.6M
Total Position
$7.5M
+88%
6.5%/yr
Year 20
Capital Value
$8.8M
+119%
Rental Income
+$3.8M
Total Position
$12.5M
+213%
5.9%/yr
Year 30
Capital Value
$13.0M
+224%
Rental Income
+$6.6M
Total Position
$19.6M
+391%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$1441 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2100 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1441 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2100 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.5% is near 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

34% occ.
2.9%
$10,591/mo
44% occ.
3.8%
$13,925/mo
54% occ.
4.8%
$17,260/mo
current
64% occ.
5.7%
$20,595/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.