T1 flat in Centro da Cidade, Silves
T1 flat in Centro da Cidade, Silves — image 2T1 flat in Centro da Cidade, Silves — image 3T1 flat in Centro da Cidade, Silves — image 4T1 flat in Centro da Cidade, Silves — image 5
Grade C+apartmentmid-range

T1 flat in Centro da Cidade, Silves

Silves · Central Algarve ·

€255,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

38%

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: €9,878/yr
Average Daily Rate: €71
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 32.0 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 50.6 / 100
Comparable Properties: 11
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€295,687

+16.0% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €55/m² × 95 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,225
(€2,850–€7,600)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€295,687

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.3%

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: 1
Bathrooms: 1
Building: 95 m²
Style: dated
Condition: good
Year Built: 2009
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

castle-view

Score Breakdown

ROI
11.44
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
3.9
Rental Demand
3.83
Payback Speed
0
STR Suitability
3

Description

Spacious 1-bedroom Apartment with spectacular views overlooking Castle, located close to all amenities, restaurants and schools in the historical city of Silves. The well-maintained Apartment comprises 1 bedroom, 1 bathroom, living/dining room, equipped kitchen, utility room and parking space in the underground baseme

Location

📍 37.1845°N, 8.4425°W

· Silves, Algarve, Portugal

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

T1 flat in Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$48K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$583/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
39.6 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Description

Spacious 1-bedroom Apartment with spectacular views overlooking Castle, located close to all amenities, restaurants and schools in the historical city of Silves. The well-maintained Apartment comprises 1 bedroom, 1 bathroom, living/dining room, equipped kitchen, utility room and parking space in the underground baseme

Income Breakdown

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Nightly Rate (ADR)
$103/night
50% ($47)Brixfox estimate($103/night)200% ($190)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$6,998
Airbnb data$103/night · 38% occupancy
Rental income
$103/night · 38% occ.
$14,390
Running costs (20%)
Utilities, cleaning, maintenance
-$2,878
Income tax (10%)
Indonesian rental income tax
-$4,029
Property tax
Annual property tax
-$485
Net income
2.5% ROI
$6,998

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,679
($3,098–$8,261)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$321,399

Gross yield (asking)

5.2%

True gross yield (all-in)

4.5%

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.

$1.3M$978K$652K$326K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$310K
+22%
Rental Income
+$34K
Total Position
$344K
+35%
6.2%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$74K
Total Position
$451K
+77%
5.9%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$173K
Total Position
$732K
+187%
5.4%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$306K
Total Position
$1.1M
+344%
5.1%/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
2.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$95 per night
Visual Appeal
Average
4/10 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 2.5% 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.
2.7%
$618/mo
40% occ.
3.6%
$837/mo
38% occ.
3.5%
$799/mo
current
48% occ.
4.4%
$1,018/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.