T2 flat in Algoz e Tunes, Silves
T2 flat in Algoz e Tunes, Silves — image 2T2 flat in Algoz e Tunes, Silves — image 3T2 flat in Algoz e Tunes, Silves — image 4T2 flat in Algoz e Tunes, Silves — image 5
Grade B+apartmentmid-range

T2 flat in Algoz e Tunes, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.1%

True Gross Yield

58%

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: €34,019/yr
Average Daily Rate: €159
Payback Period: 11.9 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 66.9 / 100
Comparable Properties: 8
Data Confidence: 51%
Search Radius: 6 km

True Investment Cost

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

€375,870

+15.7% 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 × 63 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,465
(€1,890–€5,040)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€375,870

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.1%

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: 2
Bathrooms: 1
Building: 63 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional terracotta roof tilesrooftop terrace (visible on one building)

Score Breakdown

ROI
20.75
Visual Appeal
9.8
Ownership Security
13
Location
7.2
Land & Space
3.26
Rental Demand
5.85
Payback Speed
4
STR Suitability
3

Description

Excellent opportunity to acquire a 2-bedroom apartment in the center of Tunes, in excellent condition and ready to live in. With 60m² of area, this property offers two bedrooms, a living room with a balcony where you can enjoy a beautiful natural landscape, a functional kitchen and a complete bathroom. It also includ

Location

📍 37.1669°N, 8.2549°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Algoz e Tunes, Silves

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+10.9%
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
7.1%
$2,092/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Description

Excellent opportunity to acquire a 2-bedroom apartment in the center of Tunes, in excellent condition and ready to live in. With 60m² of area, this property offers two bedrooms, a living room with a balcony where you can enjoy a beautiful natural landscape, a functional kitchen and a complete bathroom. It also includ

Income Breakdown

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Nightly Rate (ADR)
$232/night
50% ($107)Brixfox estimate($232/night)200% ($426)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$25,108
Airbnb data$232/night · 58% occupancy
Rental income
$232/night · 58% occ.
$49,473
Running costs (20%)
Utilities, cleaning, maintenance
-$9,895
Income tax (10%)
Indonesian rental income tax
-$13,852
Property tax
Annual property tax
-$618
Net income
7.1% ROI
$25,108

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.		$3,766
($2,054–$5,478)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$408,554

Gross yield (asking)

14.0%

True gross yield (all-in)

12.1%

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.

$2.5M$1.9M$1.2M$619K$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 12: 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
$395K
+22%
Rental Income
+$123K
Total Position
$518K
+59%
9.8%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$265K
Total Position
$746K
+130%
8.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$621K
Total Position
$1.3M
+310%
7.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+562%
6.5%/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
Good
7.1% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$213 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $213 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 58% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

38% occ.
6.3%
$1,848/mo
48% occ.
8.0%
$2,341/mo
58% occ.
9.6%
$2,834/mo
current
68% occ.
11.3%
$3,328/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.