Detached house in Tunes
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Grade Avillamid-range

Detached house in Tunes

Silves · Central Algarve ·

€550,000

Asking Price (EUR)

6.9%

True Net Yield (Owner, all-in)

4.8%

True Net Yield (Managed, all-in)

10.7%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €69,292/yr
Average Daily Rate: €555
+5.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%)
Payback Period: 9.9 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 77.1 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€648,705

+17.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €55/m² × 235 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,925
(€7,050–€18,800)
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)€648,705

Gross yield (asking price)

12.6%

True gross yield (all-in)

10.7%

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: 4
Bathrooms: 2
Building: 235 m²
Land: 4330 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional-tiled-pool-borderstone-cladding-on-house

Score Breakdown

ROI
23.29
Visual Appeal
11.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.42
Payback Speed
4
STR Suitability
3

Description

Farm located 8 kms from Albufeira, consisting of typical Algarve villa with 4 bedrooms, swimming pool and support annexes. Inserted in an urban lot with 4330m2 with excellent conditions for rural tourism or as an alternative to the demolition of the existing one and construction of a gated community with several townho

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Orbial - Imobiliaria - Real Estate - Immobiliere →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Tunes

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
235 m²
Land Plot
4330 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 8.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+12.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.5%
$4,251/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
11.7 yr
Rental only

Property details

Energy: E
Condition: good

Description

Farm located 8 kms from Albufeira, consisting of typical Algarve villa with 4 bedrooms, swimming pool and support annexes. Inserted in an urban lot with 4330m2 with excellent conditions for rural tourism or as an alternative to the demolition of the existing one and construction of a gated community with several townho

Income Breakdown

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Nightly Rate (ADR)
$802/night
50% ($369)Brixfox estimate($802/night)200% ($1476)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$51,014
Airbnb data$802/night · 34% occupancy
Rental income
$802/night · 34% occ.
$100,116
Running costs (20%)
Utilities, cleaning, maintenance
-$20,023
Income tax (10%)
Indonesian rental income tax
-$28,033
Property tax
Annual property tax
-$1,046
Net income
8.5% ROI
$51,014

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$14,049
($7,663–$20,435)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$702,940

Gross yield (asking)

16.7%

True gross yield (all-in)

14.2%

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.

$4.6M$3.5M$2.3M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 11: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$249K
Total Position
$918K
+67%
10.8%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$538K
Total Position
$1.4M
+146%
9.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.3M
Total Position
$2.5M
+348%
7.8%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.2M
Total Position
$4.0M
+630%
6.9%/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
8.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$738 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4330 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.5% — outperforms most villas in this market
Premium nightly rate of $738 — positioned in the top tier
Generous 4330 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 34% — factor in seasonal gaps

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

30% occ.
10.1%
$5,036/mo
40% occ.
13.5%
$6,743/mo
34% occ.
11.5%
$5,753/mo
current
44% occ.
15.0%
$7,461/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.