Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves
Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves — image 2Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves — image 3Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves — image 4Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves — image 5
Grade B+villabudget

Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

58%

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: €65,146/yr
Average Daily Rate: €308
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 15.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 68.7 / 100
Comparable Properties: 4
Data Confidence: 63%
Search Radius: 6 km

True Investment Cost

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

€1.0M

+31.6% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €350/m² × 443 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€155,050
(€110,750–€199,350)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€28,900
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

8.2%

True gross yield (all-in)

6.2%

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: 5
Bathrooms: 6
Building: 443 m²
Land: 4790 m²
Style: portuguese-traditional
Condition: fair
Year Built: 2011
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

mature palm treestraditional terracotta roof tiles

Score Breakdown

ROI
17.87
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.8
Payback Speed
3
STR Suitability
3

Description

Plot with two 3-bedroom houses with a pool, 20 minutes from the beach! A “find”… these large single-storey houses are fully documented and set on a 4,790 m² plot, completely walled and fenced, surrounded by a well-maintained mature garden with some large trees, fruit trees and a pond. Each house is independent from the

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Terraced house in Pedreira de Santo Estevão, Centro da Cidade, Silves

Inventory
5 Beds
Bathrooms
6 Baths
Built Area
443 m²
Land Plot
4790 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$149K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$3,952/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.2 yr
Rental only

Property details

Year built: 2011
Energy: B
Condition: fair

Description

Plot with two 3-bedroom houses with a pool, 20 minutes from the beach! A “find”… these large single-storey houses are fully documented and set on a 4,790 m² plot, completely walled and fenced, surrounded by a well-maintained mature garden with some large trees, fruit trees and a pond. Each house is independent from the

Income Breakdown

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Nightly Rate (ADR)
$444/night
50% ($204)Brixfox estimate($444/night)200% ($818)
Occupancy
58%
10%Brixfox estimate(58%)100%

Short-Term Rental

Yearly income
$47,430
Airbnb data$444/night · 58% occupancy
Rental income
$444/night · 58% occ.
$94,120
Running costs (20%)
Utilities, cleaning, maintenance
-$18,824
Income tax (10%)
Indonesian rental income tax
-$26,353
Property tax
Annual property tax
-$1,512
Net income
5.5% ROI
$47,430

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$168,533
($120,380–$216,685)
Furnishing & STR launch
5bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$29,239
All-in investment$1,134,984

Gross yield (asking)

10.9%

True gross yield (all-in)

8.3%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$232K
Total Position
$1.2M
+51%
8.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$500K
Total Position
$1.7M
+111%
7.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.2M
Total Position
$2.9M
+267%
6.7%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.1M
Total Position
$4.7M
+485%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
58% average occupancy
Nightly Rate
Strong
$409 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
4790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $409 — positioned in the top tier
Generous 4790 m² land — room for expansion or amenities
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.
4.8%
$3,473/mo
48% occ.
6.1%
$4,419/mo
58% occ.
7.4%
$5,365/mo
current
68% occ.
8.8%
$6,311/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.