Detached house in Zona Histórica, Silves
Detached house in Zona Histórica, Silves — image 2Detached house in Zona Histórica, Silves — image 3Detached house in Zona Histórica, Silves — image 4Detached house in Zona Histórica, Silves — image 5
Grade C+villaluxury

Detached house in Zona Histórica, Silves

Silves · Central Algarve ·

€925,000

Asking Price (EUR)

0.9%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

1.4%

True Gross Yield

19%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €14,558/yr
Average Daily Rate: €205
Payback Period: 77.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 49 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+14.2% over asking

Asking price€925,000
IMT — Property transfer tax (investment schedule)€55,500
IS — Stamp duty (0.8%)€7,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,875
Total acquisition costs€78,025
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

1.6%

True gross yield (all-in)

1.4%

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: 3
Building: 146 m²
Land: 860 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

private swimming pooloutdoor lounge area with pergolalarge sliding glass doors for indoor-outdoor livingopen-plan living and dining areamodern kitchen with islandindoor courtyard/atrium with tree

Score Breakdown

ROI
8.88
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.92
Rental Demand
1.95
Payback Speed
0
STR Suitability
3

Description

Fantastic villa with private pool and garden - Golf Fantastic single storey villa, under construction, with private pool and garden, inserted in a Golf Resort. This property stands out for the convenience of developing on a single floor, for its luminosity, for the stunning views of the garden, pool and golf course and

Location

📍 37.1885°N, 8.4389°W

· Silves, Algarve, Portugal

View on Mercator - Swedish Leading Real Estate in Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Zona Histórica, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
146 m²
Land Plot
860 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+4.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$174K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.9%
$790/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: B
Condition: new-build

Description

Fantastic villa with private pool and garden - Golf Fantastic single storey villa, under construction, with private pool and garden, inserted in a Golf Resort. This property stands out for the convenience of developing on a single floor, for its luminosity, for the stunning views of the garden, pool and golf course and

Income Breakdown

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Nightly Rate (ADR)
$304/night
50% ($140)Brixfox estimate($304/night)200% ($559)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$9,483
Airbnb data$304/night · 19% occupancy
Rental income
$304/night · 19% occ.
$21,620
Running costs (20%)
Utilities, cleaning, maintenance
-$4,324
Income tax (10%)
Indonesian rental income tax
-$6,053
Property tax
Annual property tax
-$1,760
Net income
0.9% ROI
$9,483

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$1,005,435
IMT (transfer tax, investment schedule)$60,326
Imposto de Selo (stamp duty)$8,043
Notary & registration$1,359
Legal / due diligence$15,082
Total acquisition costs$84,810
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,146,005

Gross yield (asking)

2.2%

True gross yield (all-in)

1.9%

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.

$3.9M$2.9M$2.0M$982K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $925K
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
$1.1M
+22%
Rental Income
+$46K
Total Position
$1.2M
+27%
4.8%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$100K
Total Position
$1.5M
+59%
4.7%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$234K
Total Position
$2.3M
+144%
4.6%/yr
Year 30
Capital Value
$3.0M
+224%
Rental Income
+$415K
Total Position
$3.4M
+269%
4.5%/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
Weak
0.9% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Strong
$280 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
860 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $280 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 860 m² land — room for expansion or amenities

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.
2.1%
$1,795/mo
40% occ.
2.9%
$2,442/mo
19% occ.
1.3%
$1,114/mo
current
29% occ.
2.1%
$1,762/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.