Detached house in Algoz e Tunes, Silves
Detached house in Algoz e Tunes, Silves — image 2Detached house in Algoz e Tunes, Silves — image 3Detached house in Algoz e Tunes, Silves — image 4Detached house in Algoz e Tunes, Silves — image 5
Grade B+villabudget

Detached house in Algoz e Tunes, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

4.4%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.8%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €43,425/yr
Average Daily Rate: €390
Payback Period: 9.9 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 68.5 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€634,680

+81.3% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 260 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€234,000
(€182,000–€286,000)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€634,680

Gross yield (asking price)

12.4%

True gross yield (all-in)

6.8%

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: 4
Bathrooms: 5
Building: 260 m²
Land: 8320 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ruinstone walls

Score Breakdown

ROI
23.26
Visual Appeal
3
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.05
Payback Speed
4
STR Suitability
3

Description

Exclusive Plot with Approved Project for a 4-Bedroom Villa in Tunes, Algarve Discover this exceptional opportunity in the heart of the Algarve: a magnificent plot of 8,320 sqm, set in a quiet and elevated location in Tunes, where the tranquility of the countryside meets close proximity to key amenities. The property

Location

📍 37.1658°N, 8.2580°W

· Silves, Algarve, Portugal

View on Bluenest Realestate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Algoz e Tunes, Silves

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
260 m²
Land Plot
8320 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 8.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$2,701/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.7 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Exclusive Plot with Approved Project for a 4-Bedroom Villa in Tunes, Algarve Discover this exceptional opportunity in the heart of the Algarve: a magnificent plot of 8,320 sqm, set in a quiet and elevated location in Tunes, where the tranquility of the countryside meets close proximity to key amenities. The property

Income Breakdown

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Nightly Rate (ADR)
$571/night
50% ($262)Brixfox estimate($571/night)200% ($1050)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$32,406
Airbnb data$571/night · 31% occupancy
Rental income
$571/night · 31% occ.
$63,600
Running costs (20%)
Utilities, cleaning, maintenance
-$12,720
Income tax (10%)
Indonesian rental income tax
-$17,808
Property tax
Annual property tax
-$666
Net income
8.5% ROI
$32,406

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$254,348
($197,826–$310,870)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$687,696

Gross yield (asking)

16.7%

True gross yield (all-in)

9.2%

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.

$2.9M$2.2M$1.5M$734K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$158K
Total Position
$584K
+67%
10.8%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$342K
Total Position
$860K
+146%
9.4%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$801K
Total Position
$1.6M
+348%
7.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.4M
Total Position
$2.6M
+630%
6.8%/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
Strong
8.5% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$525 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
8320 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $525 — positioned in the top tier
Generous 8320 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 31% — 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

30% occ.
11.3%
$3,589/mo
current
40% occ.
15.2%
$4,804/mo
31% occ.
11.5%
$3,655/mo
current
41% occ.
15.4%
$4,869/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.