House in Rua Gil Eanes, Tunes
House in Rua Gil Eanes, Tunes — image 2House in Rua Gil Eanes, Tunes — image 3House in Rua Gil Eanes, Tunes — image 4House in Rua Gil Eanes, Tunes — image 5
Grade Bvillabudget

House in Rua Gil Eanes, Tunes

Silves · Central Algarve ·

€400,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

32%

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: €42,854/yr
Average Daily Rate: €367
Payback Period: 11.7 years
5-yr Capital Value: €525,594
10-yr Capital Value: €639,466
Brixfox Score: 61.7 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€881,530

+120.4% over asking

Asking price€400,000
IMT — Property transfer tax (investment schedule)€19,830
IS — Stamp duty (0.8%)€3,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,000
Total acquisition costs€30,280
Renovation (est. €900/m² × 473 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€425,700
(€331,100–€520,300)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€25,550
All-in investment (incl. renovation & furnishing)€881,530

Gross yield (asking price)

10.7%

True gross yield (all-in)

4.9%

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: 4
Bathrooms: 2
Building: 473 m²
Land: 356 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
20.97
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
6.7
Rental Demand
3.2
Payback Speed
4
STR Suitability
3

Description

Duas Moradias em Banda T2 Térreas para recuperar com varanda e logradouro com área total de 473m2, mais um lote urbano com área de 275m2, são dois conjuntos urbanos, localizados em Tunes na rua da escola primária. Foi feita uma consulta na Câmara e é possível construir mais 2 pisos, sendo o último recuado. Perto de tod

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Rua Gil Eanes, Tunes

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
473 m²
Land Plot
356 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$2,620/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
13.8 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Duas Moradias em Banda T2 Térreas para recuperar com varanda e logradouro com área total de 473m2, mais um lote urbano com área de 275m2, são dois conjuntos urbanos, localizados em Tunes na rua da escola primária. Foi feita uma consulta na Câmara e é possível construir mais 2 pisos, sendo o último recuado. Perto de tod

Income Breakdown

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Nightly Rate (ADR)
$531/night
50% ($244)Brixfox estimate($531/night)200% ($977)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$31,437
Airbnb data$531/night · 32% occupancy
Rental income
$531/night · 32% occ.
$61,918
Running costs (20%)
Utilities, cleaning, maintenance
-$12,384
Income tax (10%)
Indonesian rental income tax
-$17,337
Property tax
Annual property tax
-$761
Net income
7.2% ROI
$31,437

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$434,783
IMT (transfer tax, investment schedule)$21,554
Imposto de Selo (stamp duty)$3,478
Notary & registration$1,359
Legal / due diligence$6,522
Total acquisition costs$32,913
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$462,717
($359,891–$565,543)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$25,598
All-in investment$956,011

Gross yield (asking)

14.2%

True gross yield (all-in)

6.5%

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.

$3.1M$2.3M$1.5M$769K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $400K
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
$487K
+22%
Rental Income
+$154K
Total Position
$640K
+60%
9.9%/yr
Year 10
Capital Value
$592K
+48%
Rental Income
+$332K
Total Position
$924K
+131%
8.7%/yr
Year 20
Capital Value
$876K
+119%
Rental Income
+$777K
Total Position
$1.7M
+313%
7.4%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$1.4M
Total Position
$2.7M
+568%
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
7.2% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$488 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
356 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $488 — 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 32% — 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.
9.2%
$3,328/mo
40% occ.
12.3%
$4,458/mo
32% occ.
9.8%
$3,548/mo
current
42% occ.
12.9%
$4,679/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.