Terraced house in Zona Histórica, Silves
Terraced house in Zona Histórica, Silves — image 2Terraced house in Zona Histórica, Silves — image 3Terraced house in Zona Histórica, Silves — image 4Terraced house in Zona Histórica, Silves — image 5
Grade C+villamid-range

Terraced house in Zona Histórica, Silves

Silves · Central Algarve ·

€340,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 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: €16,680/yr
Average Daily Rate: €118
Payback Period: 25.3 years
5-yr Capital Value: €446,755
10-yr Capital Value: €543,546
Brixfox Score: 54.5 / 100
Comparable Properties: 7
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€395,350

+16.3% over asking

Asking price€340,000
IMT — Property transfer tax (investment schedule)€15,030
IS — Stamp duty (0.8%)€2,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,100
Total acquisition costs€24,100
Renovation (est. €55/m² × 80 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,400
(€2,400–€6,400)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€395,350

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.2%

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: 2
Bathrooms: 1
Building: 80 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terracestone accent walltraditional Portuguese architecture

Score Breakdown

ROI
13.87
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.6
Rental Demand
3.86
Payback Speed
0
STR Suitability
3

Description

Townhouse for sale We present a T2 townhouse, with 79 m² of usable area (80 m² gross area), situated in good condition. Distributed over two floors, it offers a practical solution for those seeking comfort and functionality in a home with a classic layout and good sun exposure (North/South orientation). On the ground

Location

📍 37.1880°N, 8.4427°W

· Silves, Algarve, Portugal

View on ERA Portimão/Praia da Rocha →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Terraced house in Zona Histórica, Silves

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

Grade C+ investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$64K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$999/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.8 yr
Rental only

Property details

Energy: F
Condition: good

Description

Townhouse for sale We present a T2 townhouse, with 79 m² of usable area (80 m² gross area), situated in good condition. Distributed over two floors, it offers a practical solution for those seeking comfort and functionality in a home with a classic layout and good sun exposure (North/South orientation). On the ground

Income Breakdown

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Nightly Rate (ADR)
$172/night
50% ($79)Brixfox estimate($172/night)200% ($317)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,983
Airbnb data$172/night · 39% occupancy
Rental income
$172/night · 39% occ.
$24,288
Running costs (20%)
Utilities, cleaning, maintenance
-$4,858
Income tax (10%)
Indonesian rental income tax
-$6,801
Property tax
Annual property tax
-$647
Net income
3.2% ROI
$11,983

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$369,565
IMT (transfer tax, investment schedule)$16,337
Imposto de Selo (stamp duty)$2,957
Notary & registration$1,359
Legal / due diligence$5,543
Total acquisition costs$26,196
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,783
($2,609–$6,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$427,554

Gross yield (asking)

6.6%

True gross yield (all-in)

5.7%

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.

$1.9M$1.4M$936K$468K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $340K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$414K
+22%
Rental Income
+$59K
Total Position
$472K
+39%
6.8%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$126K
Total Position
$630K
+85%
6.4%/yr
Year 20
Capital Value
$745K
+119%
Rental Income
+$296K
Total Position
$1.0M
+206%
5.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$524K
Total Position
$1.6M
+379%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.2% 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.
3.4%
$1,047/mo
40% occ.
4.6%
$1,414/mo
39% occ.
4.4%
$1,363/mo
current
49% occ.
5.6%
$1,730/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.