Detached house in Centro da Cidade, Silves
Detached house in Centro da Cidade, Silves — image 2Detached house in Centro da Cidade, Silves — image 3Detached house in Centro da Cidade, Silves — image 4Detached house in Centro da Cidade, Silves — image 5
Grade Bvillamid-range

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€785,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.6 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €18,156/yr
Average Daily Rate: €293
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 53.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 60.2 / 100
Comparable Properties: 5
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€891,455

+13.6% over asking

Asking price€785,000
IMT — Property transfer tax (investment schedule)€47,100
IS — Stamp duty (0.8%)€6,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,775
Total acquisition costs€66,405
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€891,455

Gross yield (asking price)

2.3%

True gross yield (all-in)

2.0%

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: 4
Bathrooms: 3
Building: 218 m²
Land: 4580 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2005
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vaulted white-washed wooden ceilingsarched windows and doorwaystraditional red roof tilesterraced outdoor areas

Score Breakdown

ROI
9.69
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.7
Payback Speed
0
STR Suitability
3

Description

Exquisite Countryside Family Home with amazing views overlooking the mountains, within only 5 minutes to the renowned Arade Dam & 12 minutes to the historical Silves City. This charming 4-bedroom single-storey Countryside Villa with swimming pool, land and double garage, set on a 4,580sqm spacious plot, offers a uniqu

Location

📍 37.1885°N, 8.4404°W

· Silves, Algarve, Portugal

View on SERVESUL →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Centro da Cidade, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
218 m²
Land Plot
4580 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.4% net return annually.

Go to Source via Idealista.pt

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$147K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.4%
$1,029/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
69.1 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: excellent

Description

Exquisite Countryside Family Home with amazing views overlooking the mountains, within only 5 minutes to the renowned Arade Dam & 12 minutes to the historical Silves City. This charming 4-bedroom single-storey Countryside Villa with swimming pool, land and double garage, set on a 4,580sqm spacious plot, offers a uniqu

Income Breakdown

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Nightly Rate (ADR)
$430/night
50% ($198)Brixfox estimate($430/night)200% ($791)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$12,351
Airbnb data$430/night · 17% occupancy
Rental income
$430/night · 17% occ.
$26,624
Running costs (20%)
Utilities, cleaning, maintenance
-$5,325
Income tax (10%)
Indonesian rental income tax
-$7,455
Property tax
Annual property tax
-$1,493
Net income
1.4% ROI
$12,351

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$853,261
IMT (transfer tax, investment schedule)$51,196
Imposto de Selo (stamp duty)$6,826
Notary & registration$1,359
Legal / due diligence$12,799
Total acquisition costs$72,179
RenovationMove-in ready
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$966,799

Gross yield (asking)

3.1%

True gross yield (all-in)

2.8%

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.

$3.5M$2.7M$1.8M$887K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $785K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$955K
+22%
Rental Income
+$60K
Total Position
$1.0M
+29%
5.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$130K
Total Position
$1.3M
+65%
5.1%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$305K
Total Position
$2.0M
+158%
4.9%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$541K
Total Position
$3.1M
+293%
4.7%/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
Weak
1.4% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$396 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
4580 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $396 — positioned in the top tier
Generous 4580 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 1.4% 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.
3.7%
$2,623/mo
40% occ.
5.0%
$3,538/mo
17% occ.
2.0%
$1,429/mo
current
27% occ.
3.3%
$2,344/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.