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+villabudget

Detached house in Zona Histórica, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

16%

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: €11,352/yr
Average Daily Rate: €192
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 37.5 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 54.4 / 100
Comparable Properties: 4
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€487,330

+39.2% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€487,330

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.3%

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: 100 m²
Land: 7810 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingtraditional Algarve architectureextensive land

Score Breakdown

ROI
10.8
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.62
Payback Speed
0
STR Suitability
3

Description

Unique Opportunity to Acquire a Countryside Bungalow with Renovation Potential Set on a 7,800m² plot in a peaceful area near Silves, this property is just a 7-minute drive from the historic city of Silves and 20 minutes from the stunning beaches of Armação de Pêra. The house is situated on an elevated position with e

Location

📍 37.1896°N, 8.4396°W

· Silves, Algarve, Portugal

View on Distinct Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Zona Histórica, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
100 m²
Land Plot
7810 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$675/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.9 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

Unique Opportunity to Acquire a Countryside Bungalow with Renovation Potential Set on a 7,800m² plot in a peaceful area near Silves, this property is just a 7-minute drive from the historic city of Silves and 20 minutes from the stunning beaches of Armação de Pêra. The house is situated on an elevated position with e

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$285/night
50% ($131)Brixfox estimate($285/night)200% ($525)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$8,104
Airbnb data$285/night · 16% occupancy
Rental income
$285/night · 16% occ.
$16,865
Running costs (20%)
Utilities, cleaning, maintenance
-$3,373
Income tax (10%)
Indonesian rental income tax
-$4,722
Property tax
Annual property tax
-$666
Net income
2.1% ROI
$8,104

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$97,826
($76,087–$119,565)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$527,533

Gross yield (asking)

4.4%

True gross yield (all-in)

3.2%

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.

$1.7M$1.3M$857K$428K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$40K
Total Position
$465K
+33%
5.9%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$85K
Total Position
$604K
+72%
5.6%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$200K
Total Position
$967K
+176%
5.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$355K
Total Position
$1.5M
+326%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.1% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Strong
$262 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
7810 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $262 — positioned in the top tier
Generous 7810 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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.
5.6%
$1,767/mo
40% occ.
7.5%
$2,374/mo
16% occ.
2.9%
$928/mo
current
26% occ.
4.8%
$1,536/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.