Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves
Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves — image 2Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves — image 3Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves — image 4Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves — image 5
Grade C+apartmentmid-range

Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves

Silves · Central Algarve ·

€399,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

38%

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: €16,493/yr
Average Daily Rate: €118
Payback Period: 29.8 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 54.8 / 100
Comparable Properties: 7
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€456,527

+14.4% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€456,527

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 262 m²
Style: modern
Condition: excellent
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop plunge poollarge rooftop terracemodern white kitchen with island

Score Breakdown

ROI
11.77
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
3.83
Payback Speed
0
STR Suitability
3

Description

A unique living space with breathtaking views Completely renovated in 2024, this bright and airy apartment features an open-plan kitchen and living room, two bedrooms, and two stylish bathrooms, one of which is an ensuite. One of the bedrooms also has direct access to the terrace. Expansive rooftop terrace & private p

Location

📍 37.1872°N, 8.4400°W

· Silves, Algarve, Portugal

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

Penthouse in Rua João de Deus, 19, Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$984/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
36.7 yr
Rental only

Property details

Energy: A
Condition: excellent

Description

A unique living space with breathtaking views Completely renovated in 2024, this bright and airy apartment features an open-plan kitchen and living room, two bedrooms, and two stylish bathrooms, one of which is an ensuite. One of the bedrooms also has direct access to the terrace. Expansive rooftop terrace & private p

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($79)Brixfox estimate($173/night)200% ($318)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$11,802
Airbnb data$173/night · 38% occupancy
Rental income
$173/night · 38% occ.
$24,157
Running costs (20%)
Utilities, cleaning, maintenance
-$4,831
Income tax (10%)
Indonesian rental income tax
-$6,764
Property tax
Annual property tax
-$759
Net income
2.7% ROI
$11,802

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$496,225

Gross yield (asking)

5.6%

True gross yield (all-in)

4.9%

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.

$2.1M$1.6M$1.0M$521K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$58K
Total Position
$543K
+36%
6.4%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$124K
Total Position
$715K
+79%
6.0%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$292K
Total Position
$1.2M
+192%
5.5%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$517K
Total Position
$1.8M
+354%
5.2%/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
Weak
2.7% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.7% 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.
2.9%
$1,039/mo
40% occ.
3.9%
$1,407/mo
38% occ.
3.7%
$1,346/mo
current
48% occ.
4.7%
$1,713/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.