Detached house, Em528, Vila Fria, Silves
Detached house, Em528, Vila Fria, Silves — image 2Detached house, Em528, Vila Fria, Silves — image 3Detached house, Em528, Vila Fria, Silves — image 4Detached house, Em528, Vila Fria, Silves — image 5
Grade Dvillabudget

Detached house, Em528, Vila Fria, Silves

Silves · Central Algarve ·

€349,000

Asking Price (EUR)

0.0%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

1.1%

True Gross Yield

13%

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: €5,065/yr
Average Daily Rate: €107
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €404,587
10-yr Capital Value: €469,027
Brixfox Score: 32.2 / 100
Comparable Properties: 6
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€445,727

+27.7% over asking

Asking price€349,000
IMT — Property transfer tax (investment schedule)€15,750
IS — Stamp duty (0.8%)€2,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,235
Total acquisition costs€25,027
Renovation (est. €900/m² × 55 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€49,500
(€38,500–€60,500)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€445,727

Gross yield (asking price)

1.4%

True gross yield (all-in)

1.1%

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: 2
Building: 55 m²
Style: dated
Condition: needs-renovation
Year Built: 1965
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
3.1
Rental Demand
1.3
Payback Speed
0
STR Suitability
4

Description

Condo/Apartment T1 for sale.

Location

📍 37.1906°N, 8.4202°W

· Silves, Algarve, Portugal

View on RE/MAX Prestige →Also on Idealista.pt
Detached house, Em528, Vila Fria, Silves
Idealista.pt
Source verified

Detached house, Em528, Vila Fria, Silves

Silves · Central Algarve · Freehold · Ref BF-6932
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
55 m²
True net yield
0.0%
Brixfox Score 32 · D

Property details

Year built: 1965
Energy: Exempt
Condition: needs-renovation

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)
$154/night
50% ($71)Brixfox estimate($154/night)200% ($283)
Occupancy
13%
10%Brixfox estimate(13%)100%

Short-Term Rental

Yearly income
$3,508
Airbnb data$154/night · 13% occupancy
Rental income
$154/night · 13% occ.
$6,747
Running costs (20%)
Utilities, cleaning, maintenance
-$1,349
Income tax (10%)
Indonesian rental income tax
-$1,889
Property tax
Annual property tax
-$0
Net income
0.9% ROI
$3,508

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 $444,848

Scenario
Pre-tax
After-tax
Owner-managed
0.0%
0.0%
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

1.5%

Annual Revenue

$6,747

Income Tax / yr

$590

Payback

—

True All-In Cost
Asking price$379,348
IMT — transfer tax (non-resident 7.5%)$28,451
Stamp duty (0.8%)$3,035
Notary + registry$2,174
Legal$4,666
Furnishing + STR launch$27,174
All-in cost$444,848

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.5M$1.1M$739K$370K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $349K
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.
2x return
Year 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$425K
+22%
Rental Income
+$17K
Total Position
$442K
+27%
4.8%/yr
Year 10
Capital Value
$517K
+48%
Rental Income
+$37K
Total Position
$554K
+59%
4.7%/yr
Year 20
Capital Value
$765K
+119%
Rental Income
+$87K
Total Position
$851K
+144%
4.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$154K
Total Position
$1.3M
+268%
4.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.9% annual return
Occupancy
Weak
13% average occupancy
Nightly Rate
Good
$142 per night
Visual Appeal
Weak
2/10 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 0.9% 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%
$984/mo
40% occ.
4.1%
$1,312/mo
13% occ.
1.3%
$425/mo
current
23% occ.
2.4%
$753/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
$379,348
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.