T1 flat in Rua João de Deus, Algoz e Tunes, Silves
T1 flat in Rua João de Deus, Algoz e Tunes, Silves — image 2T1 flat in Rua João de Deus, Algoz e Tunes, Silves — image 3T1 flat in Rua João de Deus, Algoz e Tunes, Silves — image 4T1 flat in Rua João de Deus, Algoz e Tunes, Silves — image 5
Grade C+apartmentmid-range

T1 flat in Rua João de Deus, Algoz e Tunes, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €12,747/yr
Average Daily Rate: €104
Payback Period: 31.8 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 51.6 / 100
Comparable Properties: 6
Data Confidence: 56%
Search Radius: 4 km

True Investment Cost

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

€371,345

+14.3% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 78 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,290
(€2,340–€6,240)
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)€371,345

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.4%

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: 78 m²
Style: contemporary
Condition: good
Year Built: 2009
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchen areaintegrated kitchen appliances

Score Breakdown

ROI
11.47
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.56
Rental Demand
3.37
Payback Speed
0
STR Suitability
3

Description

We present this pleasant 1+1 bedroom flat, located in the picturesque village of Tunis, with an excellent location and proximity to various amenities, such as transport, commerce and local services. Property Features: - Total Area: 78 m² (Gross Area), 60 m² (Living Area) -Divisions: - Entrance hall - Common room wi

Location

📍 37.1682°N, 8.2561°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T1 flat in Rua João de Deus, Algoz e Tunes, Silves

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

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

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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%
+$61K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$749/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
39.3 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Description

We present this pleasant 1+1 bedroom flat, located in the picturesque village of Tunis, with an excellent location and proximity to various amenities, such as transport, commerce and local services. Property Features: - Total Area: 78 m² (Gross Area), 60 m² (Living Area) -Divisions: - Entrance hall - Common room wi

Income Breakdown

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Nightly Rate (ADR)
$150/night
50% ($69)Brixfox estimate($150/night)200% ($277)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$8,987
Airbnb data$150/night · 34% occupancy
Rental income
$150/night · 34% occ.
$18,471
Running costs (20%)
Utilities, cleaning, maintenance
-$3,694
Income tax (10%)
Indonesian rental income tax
-$5,172
Property tax
Annual property tax
-$618
Net income
2.5% ROI
$8,987

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,663
($2,543–$6,783)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$403,636

Gross yield (asking)

5.2%

True gross yield (all-in)

4.6%

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.

$1.7M$1.2M$832K$416K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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
$395K
+22%
Rental Income
+$44K
Total Position
$439K
+35%
6.2%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$95K
Total Position
$576K
+77%
5.9%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$222K
Total Position
$934K
+187%
5.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$393K
Total Position
$1.4M
+345%
5.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.5% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Good
$138 per night
Visual Appeal
Good
6/10 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.
3.1%
$908/mo
40% occ.
4.2%
$1,228/mo
34% occ.
3.5%
$1,026/mo
current
44% occ.
4.6%
$1,346/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.