Detached house in Rua do Correio, 28, Algoz e Tunes, Silves
Detached house in Rua do Correio, 28, Algoz e Tunes, Silves — image 2Detached house in Rua do Correio, 28, Algoz e Tunes, Silves — image 3Detached house in Rua do Correio, 28, Algoz e Tunes, Silves — image 4Detached house in Rua do Correio, 28, Algoz e Tunes, Silves — image 5
Grade B+villaluxury

Detached house in Rua do Correio, 28, Algoz e Tunes, Silves

Silves · Central Algarve ·

€2.5M

Asking Price (EUR)

3.6%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.5%

True Gross Yield

45%

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: €156,269/yr
Average Daily Rate: €948
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 19.8 years
5-yr Capital Value: €3.3M
10-yr Capital Value: €4.0M
Brixfox Score: 70.9 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€2.8M

+13.5% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€187,500
IS — Stamp duty (0.8%)€20,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€37,500
Total acquisition costs€246,250
Renovation (est. €55/m² × 368 m²)
Light touch-ups — paint, fixtures, deep clean.		€20,240
(€11,040–€29,440)
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.5%

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: 5
Bathrooms: 5
Building: 368 m²
Land: 52960 m²
Style: portuguese-traditional
Condition: good
Year Built: 2004
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private plotmultiple buildingsterraced architectureextensive outdoor living space

Score Breakdown

ROI
15.55
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.52
Payback Speed
2
STR Suitability
3

Description

Villa surrounded by 5 hectares of land in a very quiet area near Tunis, with great privacy and fabulous panoramic views. This property has three bedrooms and five bathrooms and also includes a charming caretaker house. On the ground floor, you'll find a spacious entrance hall, a dining room, a living room, two bathroom

Location

📍 37.1633°N, 8.2597°W

· Silves, Algarve, Portugal

View on Sotheby's Realty Carvoeiro →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua do Correio, 28, Algoz e Tunes, Silves

Inventory
5 Beds
Bathrooms
5 Baths
Built Area
368 m²
Land Plot
52960 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 Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+7.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$469K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.2%
$9,471/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
23.9 yr
Rental only

Property details

Year built: 2004
Energy: B-
Condition: good

Description

Villa surrounded by 5 hectares of land in a very quiet area near Tunis, with great privacy and fabulous panoramic views. This property has three bedrooms and five bathrooms and also includes a charming caretaker house. On the ground floor, you'll find a spacious entrance hall, a dining room, a living room, two bathroom

Income Breakdown

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Nightly Rate (ADR)
$1,381/night
50% ($635)Brixfox estimate($1,381/night)200% ($2541)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$113,651
Airbnb data$1,381/night · 45% occupancy
Rental income
$1,381/night · 45% occ.
$227,704
Running costs (20%)
Utilities, cleaning, maintenance
-$45,541
Income tax (10%)
Indonesian rental income tax
-$63,757
Property tax
Annual property tax
-$4,755
Net income
4.2% ROI
$113,651

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$2,717,391
IMT (transfer tax, investment schedule)$203,804
Imposto de Selo (stamp duty)$21,739
Notary & registration$1,359
Legal / due diligence$40,761
Total acquisition costs$267,663
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$22,000
($12,000–$32,000)
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$3,082,054

Gross yield (asking)

8.4%

True gross yield (all-in)

7.4%

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.

$15.0M$11.3M$7.5M$3.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.5M
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
$3.0M
+22%
Rental Income
+$555K
Total Position
$3.6M
+44%
7.5%/yr
Year 10
Capital Value
$3.7M
+48%
Rental Income
+$1.2M
Total Position
$4.9M
+96%
7.0%/yr
Year 20
Capital Value
$5.5M
+119%
Rental Income
+$2.8M
Total Position
$8.3M
+231%
6.2%/yr
Year 30
Capital Value
$8.1M
+224%
Rental Income
+$5.0M
Total Position
$13.1M
+423%
5.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.2% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$1270 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
52960 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1270 — positioned in the top tier
Generous 52960 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 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.
3.7%
$8,424/mo
40% occ.
5.0%
$11,364/mo
45% occ.
5.7%
$12,887/mo
current
55% occ.
7.0%
$15,827/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.