Semi-detached house in Zona Histórica, Silves
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Grade Bvillamid-range

Semi-detached house in Zona Histórica, Silves

Silves · Central Algarve ·

€235,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €17,522/yr
Average Daily Rate: €123
Payback Period: 16.7 years
5-yr Capital Value: €308,787
10-yr Capital Value: €375,686
Brixfox Score: 64.1 / 100
Comparable Properties: 7
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€275,952

+17.4% over asking

Asking price€235,000
IMT — Property transfer tax (investment schedule)€7,447
IS — Stamp duty (0.8%)€1,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,525
Total acquisition costs€14,102
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€275,952

Gross yield (asking price)

7.5%

True gross yield (all-in)

6.3%

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: 89 m²
Style: contemporary
Condition: excellent
Year Built: 1951
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wood panel accent wallbacklit round mirrorwicker pendant light

Score Breakdown

ROI
16.99
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
3.78
Rental Demand
3.91
Payback Speed
2
STR Suitability
3

Description

2 bedroom villa situated in Vila de Pêra, a quiet area with all essential services accessible on foot. The property offers a practical and comfortable experience, ideal for both permanent residence and holidays, with active local accommodation registration. Highlights: All rooms with high ceilings Living room Two be

Location

📍 37.1899°N, 8.4382°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Semi-detached house in Zona Histórica, Silves

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

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+8.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$44K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,065/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.0 yr
Rental only

Property details

Year built: 1951
Energy: F
Condition: excellent

Description

2 bedroom villa situated in Vila de Pêra, a quiet area with all essential services accessible on foot. The property offers a practical and comfortable experience, ideal for both permanent residence and holidays, with active local accommodation registration. Highlights: All rooms with high ceilings Living room Two be

Income Breakdown

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Nightly Rate (ADR)
$178/night
50% ($82)Brixfox estimate($178/night)200% ($328)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$12,776
Airbnb data$178/night · 39% occupancy
Rental income
$178/night · 39% occ.
$25,429
Running costs (20%)
Utilities, cleaning, maintenance
-$5,086
Income tax (10%)
Indonesian rental income tax
-$7,120
Property tax
Annual property tax
-$447
Net income
5.0% ROI
$12,776

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$255,435
IMT (transfer tax, investment schedule)$8,095
Imposto de Selo (stamp duty)$2,043
Notary & registration$1,359
Legal / due diligence$3,832
Total acquisition costs$15,328
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$297,774

Gross yield (asking)

10.0%

True gross yield (all-in)

8.5%

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.

$1.5M$1.1M$760K$380K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $235K
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 16: 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
$286K
+22%
Rental Income
+$62K
Total Position
$348K
+48%
8.2%/yr
Year 10
Capital Value
$348K
+48%
Rental Income
+$135K
Total Position
$483K
+105%
7.5%/yr
Year 20
Capital Value
$515K
+119%
Rental Income
+$316K
Total Position
$831K
+254%
6.5%/yr
Year 30
Capital Value
$762K
+224%
Rental Income
+$559K
Total Position
$1.3M
+462%
5.9%/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
Good
5.0% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$164 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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

30% occ.
5.2%
$1,101/mo
40% occ.
7.0%
$1,480/mo
current
39% occ.
6.8%
$1,446/mo
current
49% occ.
8.6%
$1,825/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.