T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves
T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves — image 2T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves — image 3T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves — image 4T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves — image 5
Grade Bapartmentbudget

T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves

Silves · Central Algarve ·

€225,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €14,159/yr
Average Daily Rate: €232
Payback Period: 19.7 years
5-yr Capital Value: €295,647
10-yr Capital Value: €359,699
Brixfox Score: 56.6 / 100
Comparable Properties: 4
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€356,472

+58.4% over asking

Asking price€225,000
IMT — Property transfer tax (investment schedule)€6,747
IS — Stamp duty (0.8%)€1,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,375
Total acquisition costs€13,172
Renovation (est. €900/m² × 109 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€98,100
(€76,300–€119,900)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€356,472

Gross yield (asking price)

6.3%

True gross yield (all-in)

4.0%

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: 2
Building: 109 m²
Style: dated
Condition: needs-renovation
Year Built: 1978
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.59
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.18
Rental Demand
1.67
Payback Speed
2
STR Suitability
3

Description

Discover the perfect opportunity in Silves! We present a three-bedroom apartment with a generous area of almost 110m², located on the first floor of a quiet building without an elevator. This property is a dream project waiting for you. Needing some modernization work, it offers the ideal blank canvas to create your h

Location

📍 37.1869°N, 8.4421°W

· Silves, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua Cruz da Palmeira, Nn, Centro da Cidade, Silves

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

Grade B investment — short-term rental yields 4.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$42K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$859/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.7 yr
Rental only

Property details

Year built: 1978
Energy: D
Condition: needs-renovation

Description

Discover the perfect opportunity in Silves! We present a three-bedroom apartment with a generous area of almost 110m², located on the first floor of a quiet building without an elevator. This property is a dream project waiting for you. Needing some modernization work, it offers the ideal blank canvas to create your h

Income Breakdown

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Nightly Rate (ADR)
$338/night
50% ($155)Brixfox estimate($338/night)200% ($621)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$10,303
Airbnb data$338/night · 17% occupancy
Rental income
$338/night · 17% occ.
$20,636
Running costs (20%)
Utilities, cleaning, maintenance
-$4,127
Income tax (10%)
Indonesian rental income tax
-$5,778
Property tax
Annual property tax
-$428
Net income
4.2% ROI
$10,303

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$244,565
IMT (transfer tax, investment schedule)$7,334
Imposto de Selo (stamp duty)$1,957
Notary & registration$1,359
Legal / due diligence$3,668
Total acquisition costs$14,317
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$106,630
($82,935–$130,326)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$387,470

Gross yield (asking)

8.4%

True gross yield (all-in)

5.3%

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.

$1.4M$1.0M$679K$339K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $225K
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 19: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$274K
+22%
Rental Income
+$50K
Total Position
$324K
+44%
7.6%/yr
Year 10
Capital Value
$333K
+48%
Rental Income
+$109K
Total Position
$442K
+96%
7.0%/yr
Year 20
Capital Value
$493K
+119%
Rental Income
+$255K
Total Position
$748K
+232%
6.2%/yr
Year 30
Capital Value
$730K
+224%
Rental Income
+$451K
Total Position
$1.2M
+425%
5.7%/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
Average
4.2% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$311 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $311 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.2% is near 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.
10.4%
$2,122/mo
40% occ.
13.9%
$2,841/mo
17% occ.
5.7%
$1,168/mo
current
27% occ.
9.3%
$1,887/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.