Semi-detached house in Centro da Cidade, Silves
Semi-detached house in Centro da Cidade, Silves — image 2Semi-detached house in Centro da Cidade, Silves — image 3Semi-detached house in Centro da Cidade, Silves — image 4Semi-detached house in Centro da Cidade, Silves — image 5
Grade C+villamid-range

Semi-detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€280,000

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.7%

True Gross Yield

16%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €12,513/yr
Average Daily Rate: €208
Payback Period: 27.8 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 50.2 / 100
Comparable Properties: 4
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€337,252

+20.4% over asking

Asking price€280,000
IMT — Property transfer tax (investment schedule)€10,597
IS — Stamp duty (0.8%)€2,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,200
Total acquisition costs€18,287
Renovation (est. €55/m² × 123 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,765
(€3,690–€9,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€337,252

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.7%

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: 1
Building: 123 m²
Land: 123 m²
Style: portuguese-traditional
Condition: good
Year Built: 1995
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesbrightly colored kitchen cabinetscolorful striped rugexterior facade

Score Breakdown

ROI
12.1
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.3
Rental Demand
1.65
Payback Speed
0
STR Suitability
3

Description

Excellent Investment Opportunity in the centre of Silves! Ground floor of a traditional 2 storey property with great potential, located in the historical centre of the picturesque city of Silves, close to all amenities, restaurants and tourist attractions. The house comprises of 3 bedrooms, 1 bathroom, a cosy living/

Location

📍 37.1884°N, 8.4404°W

· Silves, Algarve, Portugal

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

Semi-detached house in Centro da Cidade, Silves

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
123 m²
Land Plot
123 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score50
GradeC+
Brixfox Intelligence
50C+Moderate
Score Breakdown
ROI & Yield55%
Capital Growth53%
Risk Profile53%
Market Demand50%

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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$53K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$744/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
34.1 yr
Rental only

Property details

Year built: 1995
Energy: E
Condition: good

Description

Excellent Investment Opportunity in the centre of Silves! Ground floor of a traditional 2 storey property with great potential, located in the historical centre of the picturesque city of Silves, close to all amenities, restaurants and tourist attractions. The house comprises of 3 bedrooms, 1 bathroom, a cosy living/

Income Breakdown

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Nightly Rate (ADR)
$303/night
50% ($139)Brixfox estimate($303/night)200% ($557)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$8,929
Airbnb data$303/night · 16% occupancy
Rental income
$303/night · 16% occ.
$18,195
Running costs (20%)
Utilities, cleaning, maintenance
-$3,639
Income tax (10%)
Indonesian rental income tax
-$5,094
Property tax
Annual property tax
-$533
Net income
2.9% ROI
$8,929

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$304,348
IMT (transfer tax, investment schedule)$11,518
Imposto de Selo (stamp duty)$2,435
Notary & registration$1,359
Legal / due diligence$4,565
Total acquisition costs$19,877
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,353
($4,011–$10,696)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$364,404

Gross yield (asking)

6.0%

True gross yield (all-in)

5.0%

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.

$1.5M$1.1M$747K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $280K
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 24: 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
$341K
+22%
Rental Income
+$44K
Total Position
$384K
+37%
6.5%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$94K
Total Position
$509K
+82%
6.2%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$221K
Total Position
$834K
+198%
5.6%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$391K
Total Position
$1.3M
+364%
5.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Strong
$279 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
123 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $279 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.9% 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.
7.5%
$1,890/mo
40% occ.
10.0%
$2,535/mo
16% occ.
4.0%
$1,017/mo
current
26% occ.
6.6%
$1,662/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.