Detached house, CM 1355, Algoz e Tunes, Silves
Detached house, CM 1355, Algoz e Tunes, Silves — image 2Detached house, CM 1355, Algoz e Tunes, Silves — image 3Detached house, CM 1355, Algoz e Tunes, Silves — image 4Detached house, CM 1355, Algoz e Tunes, Silves — image 5
Grade Avillamid-range

Detached house, CM 1355, Algoz e Tunes, Silves

Silves · Central Algarve ·

€780,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.8%

True Gross Yield

67%

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: €88,676/yr
Average Daily Rate: €365
Payback Period: 9.2 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 82.2 / 100
Comparable Properties: 6
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€905,540

+16.1% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €55/m² × 400 m²)
Light touch-ups — paint, fixtures, deep clean.		€22,000
(€12,000–€32,000)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€905,540

Gross yield (asking price)

11.4%

True gross yield (all-in)

9.8%

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: 4
Bathrooms: 3
Building: 400 m²
Land: 3720 m²
Style: portuguese-traditional
Condition: good
Year Built: 1996
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved balconylarge plot of landproximity to agricultural fields

Score Breakdown

ROI
24.34
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
7.88
Payback Speed
4
STR Suitability
3

Description

Independent House for Sale – Unique Opportunity! Discover this magnificent detached house, ready for licensing and with an existing project already approved. With a gross area of 400 m², this property is ideal for those looking for space and comfort. Divided into two floors, it has 5 bedrooms and 3 bathrooms, providin

Location

📍 37.1842°N, 8.3031°W

· Silves, Algarve, Portugal

View on EQUIPA FERNANDO SANTOS imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, CM 1355, Algoz e Tunes, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
400 m²
Land Plot
3720 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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
+13.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$146K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.2%
$6,519/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.8 yr
Rental only

Property details

Year built: 1996
Energy: D
Condition: good

Description

Independent House for Sale – Unique Opportunity! Discover this magnificent detached house, ready for licensing and with an existing project already approved. With a gross area of 400 m², this property is ideal for those looking for space and comfort. Divided into two floors, it has 5 bedrooms and 3 bathrooms, providin

Income Breakdown

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Nightly Rate (ADR)
$533/night
50% ($245)Brixfox estimate($533/night)200% ($980)
Occupancy
79%
10%Brixfox estimate(79%)100%

Short-Term Rental

Yearly income
$78,224
Airbnb data$533/night · 79% occupancy
Rental income
$533/night · 79% occ.
$153,285
Running costs (20%)
Utilities, cleaning, maintenance
-$30,657
Income tax (10%)
Indonesian rental income tax
-$42,920
Property tax
Annual property tax
-$1,484
Net income
9.2% ROI
$78,224

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$23,913
($13,043–$34,783)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$982,109

Gross yield (asking)

18.1%

True gross yield (all-in)

15.6%

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.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$949K
+22%
Rental Income
+$382K
Total Position
$1.3M
+71%
11.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$825K
Total Position
$2.0M
+154%
9.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.9M
Total Position
$3.6M
+367%
8.0%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$3.4M
Total Position
$6.0M
+663%
7.0%/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
Strong
9.2% annual return
Occupancy
Strong
79% average occupancy
Nightly Rate
Strong
$490 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
3720 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.2% — outperforms most villas in this market
Strong occupancy at 79% — consistent booking demand
Premium nightly rate of $490 — positioned in the top tier

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

59% occ.
9.3%
$6,550/mo
69% occ.
10.9%
$7,684/mo
79% occ.
12.5%
$8,818/mo
current
89% occ.
14.1%
$9,952/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.