Detached house in Tunes
Detached house in Tunes — image 2Detached house in Tunes — image 3Detached house in Tunes — image 4Detached house in Tunes — image 5
Grade Avillamid-range

Detached house in Tunes

Silves · Central Algarve ·

€895,000

Asking Price (EUR)

7.0%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

66%

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: €110,005/yr
Average Daily Rate: €454
Payback Period: 8.3 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 84.3 / 100
Comparable Properties: 7
Data Confidence: 50%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+14.4% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation (est. €55/m² × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

12.3%

True gross yield (all-in)

10.7%

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: 3
Building: 246 m²
Land: 714 m²
Style: portuguese-traditional
Condition: good
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled roofpeach exteriorcobblestone driveway

Score Breakdown

ROI
25
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
11.87
Rental Demand
8.05
Payback Speed
4
STR Suitability
3

Description

A magnificent single-storey villa with 4 spacious bedrooms, all fitted with built-in wardrobes, one of which is an en-suite with a walk-in wardrobe. There is also a spacious study that can be used as a bedroom, depending on your needs. One of the standout features of this villa is the excellent natural light in every

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on De Brito Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Tunes

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
246 m²
Land Plot
714 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 10.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+14.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$168K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.2%
$8,309/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.8 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: good

Description

A magnificent single-storey villa with 4 spacious bedrooms, all fitted with built-in wardrobes, one of which is an en-suite with a walk-in wardrobe. There is also a spacious study that can be used as a bedroom, depending on your needs. One of the standout features of this villa is the excellent natural light in every

Income Breakdown

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Nightly Rate (ADR)
$663/night
50% ($305)Brixfox estimate($663/night)200% ($1221)
Occupancy
81%
10%Brixfox estimate(81%)100%

Short-Term Rental

Yearly income
$99,714
Airbnb data$663/night · 81% occupancy
Rental income
$663/night · 81% occ.
$195,032
Running costs (20%)
Utilities, cleaning, maintenance
-$39,006
Income tax (10%)
Indonesian rental income tax
-$54,609
Property tax
Annual property tax
-$1,702
Net income
10.2% ROI
$99,714

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,707
($8,022–$21,391)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,110,995

Gross yield (asking)

20.0%

True gross yield (all-in)

17.6%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 9: 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
$1.1M
+22%
Rental Income
+$487K
Total Position
$1.6M
+76%
12.0%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$1.1M
Total Position
$2.4M
+166%
10.3%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$2.5M
Total Position
$4.4M
+395%
8.3%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$4.4M
Total Position
$7.3M
+712%
7.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.2% annual return
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$610 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
714 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.2% — outperforms most villas in this market
Strong occupancy at 81% — consistent booking demand
Premium nightly rate of $610 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

61% occ.
10.4%
$8,410/mo
71% occ.
12.1%
$9,822/mo
81% occ.
13.9%
$11,235/mo
current
91% occ.
15.6%
$12,647/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.