Detached house in Centro da Cidade, Silves
Detached house in Centro da Cidade, Silves — image 2Detached house in Centro da Cidade, Silves — image 3Detached house in Centro da Cidade, Silves — image 4Detached house in Centro da Cidade, Silves — image 5
Grade B+villabudget

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€550,000

Asking Price (EUR)

6.6%

True Net Yield (Owner, all-in)

4.6%

True Net Yield (Managed, all-in)

10.2%

True Gross Yield

47%

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: €74,733/yr
Average Daily Rate: €435
Payback Period: 9.1 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 72.3 / 100
Comparable Properties: 4
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€731,080

+32.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €350/m² × 297 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€103,950
(€74,250–€133,650)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€731,080

Gross yield (asking price)

13.6%

True gross yield (all-in)

10.2%

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: 5
Building: 297 m²
Style: portuguese-traditional
Condition: fair
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad facade detailcovered outdoor patio with built-in seating

Score Breakdown

ROI
24.43
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
4.71
Payback Speed
4
STR Suitability
3

Description

Privacy and quality of life guaranteed in close proximity to daily amenities. 5 bedroom country house on the ground floor, set in a plot of land with a total area of 4,200m2 and ensuring privacy and proximity to services. The villa of 286m2 of floor space consists of 5 bedrooms, 3 bathrooms, living room and kitchen.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on NATURAL VILLAS - MEDIAÇÃO IMOBILIÁRIA LDA →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Centro da Cidade, Silves

Inventory
5 Beds
Bathrooms
0 Baths
Built Area
297 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$4,656/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
10.7 yr
Rental only

Property details

Condition: fair

Description

Privacy and quality of life guaranteed in close proximity to daily amenities. 5 bedroom country house on the ground floor, set in a plot of land with a total area of 4,200m2 and ensuring privacy and proximity to services. The villa of 286m2 of floor space consists of 5 bedrooms, 3 bathrooms, living room and kitchen.

Income Breakdown

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Nightly Rate (ADR)
$637/night
50% ($293)Brixfox estimate($637/night)200% ($1172)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$55,870
Airbnb data$637/night · 47% occupancy
Rental income
$637/night · 47% occ.
$109,454
Running costs (20%)
Utilities, cleaning, maintenance
-$21,891
Income tax (10%)
Indonesian rental income tax
-$30,647
Property tax
Annual property tax
-$1,046
Net income
9.3% ROI
$55,870

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$112,989
($80,707–$145,272)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$31,957
All-in investment$792,478

Gross yield (asking)

18.3%

True gross yield (all-in)

13.8%

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.

$4.9M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$273K
Total Position
$942K
+71%
11.4%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$589K
Total Position
$1.4M
+155%
9.8%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.4M
Total Position
$2.6M
+370%
8.0%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.4M
Total Position
$4.2M
+669%
7.0%/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
9.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$586 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Premium nightly rate of $586 — 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 47% — 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.
8.0%
$3,980/mo
40% occ.
10.7%
$5,336/mo
47% occ.
12.6%
$6,298/mo
current
57% occ.
15.4%
$7,654/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.