T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves
T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves — image 2T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves — image 3T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves — image 4T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves — image 5
Grade C+apartmentbudget

T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves

Silves · Central Algarve ·

€280,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

17%

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: €14,141/yr
Average Daily Rate: €231
Payback Period: 24.6 years
5-yr Capital Value: €367,916
10-yr Capital Value: €447,626
Brixfox Score: 53.8 / 100
Comparable Properties: 4
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€352,437

+25.9% 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. €350/m² × 97 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€33,950
(€24,250–€43,650)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€352,437

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.0%

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: 97 m²
Style: dated
Condition: fair
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

patterned floor tiles in hallwaytraditional wooden furniture

Score Breakdown

ROI
14.02
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.94
Rental Demand
1.68
Payback Speed
1
STR Suitability
3

Description

Excellent 3 bedroom flat, located in the centre of Silves. Located on the ground floor, this property has a very harmonious backyard, perfect for enjoying the Algarve climate. Renovated in the historic centre of Silves with great investment potential. Comprising 3 bedrooms, a living room, a bathroom, fully equipped ki

Location

📍 37.1914°N, 8.4439°W

· Silves, Algarve, Portugal

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

T3 flat in Largo dos Mártires da Pátria, Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+7.1%
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
3.3%
$846/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
30.0 yr
Rental only

Property details

Energy: E
Condition: fair

Description

Excellent 3 bedroom flat, located in the centre of Silves. Located on the ground floor, this property has a very harmonious backyard, perfect for enjoying the Algarve climate. Renovated in the historic centre of Silves with great investment potential. Comprising 3 bedrooms, a living room, a bathroom, fully equipped ki

Income Breakdown

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Nightly Rate (ADR)
$335/night
50% ($154)Brixfox estimate($335/night)200% ($617)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$10,147
Airbnb data$335/night · 17% occupancy
Rental income
$335/night · 17% occ.
$20,537
Running costs (20%)
Utilities, cleaning, maintenance
-$4,107
Income tax (10%)
Indonesian rental income tax
-$5,750
Property tax
Annual property tax
-$533
Net income
3.3% ROI
$10,147

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 (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$36,902
($26,359–$47,446)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$383,084

Gross yield (asking)

6.7%

True gross yield (all-in)

5.4%

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.

$1.6M$1.2M$778K$389K$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 22: 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
+$50K
Total Position
$390K
+39%
6.9%/yr
Year 10
Capital Value
$414K
+48%
Rental Income
+$107K
Total Position
$521K
+86%
6.4%/yr
Year 20
Capital Value
$614K
+119%
Rental Income
+$251K
Total Position
$864K
+209%
5.8%/yr
Year 30
Capital Value
$908K
+224%
Rental Income
+$444K
Total Position
$1.4M
+383%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.3% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$308 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $308 — 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 3.3% is near 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.
8.3%
$2,096/mo
40% occ.
11.1%
$2,810/mo
17% occ.
4.5%
$1,154/mo
current
27% occ.
7.4%
$1,867/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.