Terraced house, Val 2091, Caravela, Alcantarilha e Pêra
Terraced house, Val 2091, Caravela, Alcantarilha e Pêra — image 2Terraced house, Val 2091, Caravela, Alcantarilha e Pêra — image 3Terraced house, Val 2091, Caravela, Alcantarilha e Pêra — image 4Terraced house, Val 2091, Caravela, Alcantarilha e Pêra — image 5
Grade Bvillabudget

Terraced house, Val 2091, Caravela, Alcantarilha e Pêra

Silves · Central Algarve ·

€180,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.8%

True Gross Yield

54%

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: €14,171/yr
Average Daily Rate: €72
-48.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.4 years
5-yr Capital Value: €236,517
10-yr Capital Value: €287,759
Brixfox Score: 60.2 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€370,038

+105.6% over asking

Asking price€180,000
IMT — Property transfer tax (investment schedule)€3,798
IS — Stamp duty (0.8%)€1,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,700
Total acquisition costs€9,188
Renovation (est. €900/m² × 180 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€162,000
(€126,000–€198,000)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€370,038

Gross yield (asking price)

7.9%

True gross yield (all-in)

3.8%

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: 2
Building: 180 m²
Land: 180 m²
Style: dated
Condition: needs-renovation
Year Built: 1950
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.73
Visual Appeal
5.4
Ownership Security
13
Location
8.4
Land & Space
4.21
Rental Demand
5.42
Payback Speed
3
STR Suitability
3

Description

This commercial space, formerly a café and snack bar, offers excellent versatility. With 180 m² of gross area and 85 m² of usable area, it is ideal for those looking for a new business or wishing to transform the place into a single-family home. The property has 5 spacious rooms, perfect for creating welcoming environm

Location

📍 37.1705°N, 8.3485°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Terraced house, Val 2091, Caravela, Alcantarilha e Pêra

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
180 m²
Land Plot
180 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.4% net return annually.

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The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$34K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$883/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.5 yr
Rental only

Property details

Year built: 1950
Energy: C
Condition: needs-renovation

Description

This commercial space, formerly a café and snack bar, offers excellent versatility. With 180 m² of gross area and 85 m² of usable area, it is ideal for those looking for a new business or wishing to transform the place into a single-family home. The property has 5 spacious rooms, perfect for creating welcoming environm

Income Breakdown

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Nightly Rate (ADR)
$106/night
50% ($49)Brixfox estimate($106/night)200% ($196)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$10,596
Airbnb data$106/night · 54% occupancy
Rental income
$106/night · 54% occ.
$21,035
Running costs (20%)
Utilities, cleaning, maintenance
-$4,207
Income tax (10%)
Indonesian rental income tax
-$5,890
Property tax
Annual property tax
-$342
Net income
5.4% ROI
$10,596

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$195,652
IMT (transfer tax, investment schedule)$4,128
Imposto de Selo (stamp duty)$1,565
Notary & registration$1,359
Legal / due diligence$2,935
Total acquisition costs$9,987
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$176,087
($136,957–$215,217)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$400,041

Gross yield (asking)

10.8%

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.

$1.2M$904K$602K$301K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $180K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$219K
+22%
Rental Income
+$52K
Total Position
$271K
+50%
8.5%/yr
Year 10
Capital Value
$266K
+48%
Rental Income
+$112K
Total Position
$378K
+110%
7.7%/yr
Year 20
Capital Value
$394K
+119%
Rental Income
+$262K
Total Position
$656K
+265%
6.7%/yr
Year 30
Capital Value
$584K
+224%
Rental Income
+$464K
Total Position
$1.0M
+482%
6.0%/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
Good
5.4% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Average
$98 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
180 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
Occupancy at 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.6%
$746/mo
44% occ.
6.0%
$972/mo
54% occ.
7.4%
$1,199/mo
current
64% occ.
8.7%
$1,425/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.