T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves
T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves — image 2T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves — image 3T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves — image 4T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves

Silves · Central Algarve ·

€319,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

59%

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: €33,399/yr
Average Daily Rate: €156
Payback Period: 12.9 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 64.5 / 100
Comparable Properties: 8
Data Confidence: 51%
Search Radius: 6 km

True Investment Cost

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

€371,232

+16.4% over asking

Asking price€319,000
IMT — Property transfer tax (investment schedule)€13,350
IS — Stamp duty (0.8%)€2,552
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,785
Total acquisition costs€21,937
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€371,232

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.0%

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: 2
Building: 99 m²
Style: contemporary
Condition: good
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with wrought iron railinghanging egg chair

Score Breakdown

ROI
19.7
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
3.98
Rental Demand
5.86
Payback Speed
3
STR Suitability
3

Description

Excellent 2-bedroom apartment located in Tunes, an unmissable opportunity for both owner-occupancy and investment with high profitability potential. The property features an excellent distribution of areas, comprising two good-sized bedrooms, one of which is en-suite with a private bathroom equipped with a bathtub, pr

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat in Rua João de Deus, Nn, Algoz e Tunes, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
99 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.1% net return annually.

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The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+10.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,041/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.2 yr
Rental only

Property details

Energy: C
Condition: good

Description

Excellent 2-bedroom apartment located in Tunes, an unmissable opportunity for both owner-occupancy and investment with high profitability potential. The property features an excellent distribution of areas, comprising two good-sized bedrooms, one of which is en-suite with a private bathroom equipped with a bathtub, pr

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$225/night
50% ($104)Brixfox estimate($225/night)200% ($415)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$24,492
Airbnb data$225/night · 59% occupancy
Rental income
$225/night · 59% occ.
$48,267
Running costs (20%)
Utilities, cleaning, maintenance
-$9,653
Income tax (10%)
Indonesian rental income tax
-$13,515
Property tax
Annual property tax
-$607
Net income
7.1% ROI
$24,492

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$346,739
IMT (transfer tax, investment schedule)$14,511
Imposto de Selo (stamp duty)$2,774
Notary & registration$1,359
Legal / due diligence$5,201
Total acquisition costs$23,845
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$403,513

Gross yield (asking)

13.9%

True gross yield (all-in)

12.0%

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.

$2.4M$1.8M$1.2M$606K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $319K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$388K
+22%
Rental Income
+$120K
Total Position
$508K
+59%
9.7%/yr
Year 10
Capital Value
$472K
+48%
Rental Income
+$258K
Total Position
$731K
+129%
8.6%/yr
Year 20
Capital Value
$699K
+119%
Rental Income
+$605K
Total Position
$1.3M
+309%
7.3%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$1.1M
Total Position
$2.1M
+560%
6.5%/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
Good
7.1% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$207 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $207 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 59% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

39% occ.
6.2%
$1,805/mo
49% occ.
7.9%
$2,285/mo
59% occ.
9.6%
$2,765/mo
current
69% occ.
11.2%
$3,245/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.