T2 flat in Algoz e Tunes, Silves
T2 flat in Algoz e Tunes, Silves — image 2
Grade Bapartmentbudget

T2 flat in Algoz e Tunes, Silves

Silves · Central Algarve ·

€359,000

Asking Price (EUR)

3.7%

True Net Yield (Owner, all-in)

2.5%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €22,709/yr
Average Daily Rate: €94
-21.0% vs area baselineImage quality 4/10 (-9%), Modern/contemporary style (+12%), No pool (-12%), Budget finish (-12%)
Payback Period: 18.9 years
5-yr Capital Value: €471,721
10-yr Capital Value: €573,920
Brixfox Score: 56.1 / 100
Comparable Properties: 11
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€401,907

+12.0% over asking

Asking price€359,000
IMT — Property transfer tax (investment schedule)€16,550
IS — Stamp duty (0.8%)€2,872
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,385
Total acquisition costs€26,057
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€401,907

Gross yield (asking price)

6.3%

True gross yield (all-in)

5.7%

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: 2
Building: 89 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.91
Visual Appeal
4.4
Ownership Security
13
Location
7.2
Land & Space
3.78
Rental Demand
6.76
Payback Speed
2
STR Suitability
3

Description

2 bedroom apartments in the finishing phase, inserted in a new development in the Horta do Algoz Urbanization. With the completion of the works scheduled for the end of 2026, they offer the possibility of acquiring a completely new apartment and in accordance with the latest standards of construction, finishing and com

Location

📍 37.1643°N, 8.3010°W

· Silves, Algarve, Portugal

View on VILLAMARKET IMOVEIS →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Algoz e Tunes, Silves

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

Grade B investment — short-term rental yields 4.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+8.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$67K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.4%
$1,428/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
22.8 yr
Rental only

Property details

Year built: 2026
Energy: In process
Condition: new-build

Description

2 bedroom apartments in the finishing phase, inserted in a new development in the Horta do Algoz Urbanization. With the completion of the works scheduled for the end of 2026, they offer the possibility of acquiring a completely new apartment and in accordance with the latest standards of construction, finishing and com

Income Breakdown

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Nightly Rate (ADR)
$139/night
50% ($64)Brixfox estimate($139/night)200% ($256)
Occupancy
68%
10%Brixfox estimate(68%)100%

Short-Term Rental

Yearly income
$17,140
Airbnb data$139/night · 68% occupancy
Rental income
$139/night · 68% occ.
$34,275
Running costs (20%)
Utilities, cleaning, maintenance
-$6,855
Income tax (10%)
Indonesian rental income tax
-$9,597
Property tax
Annual property tax
-$683
Net income
4.4% ROI
$17,140

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$390,217
IMT (transfer tax, investment schedule)$17,989
Imposto de Selo (stamp duty)$3,122
Notary & registration$1,359
Legal / due diligence$5,853
Total acquisition costs$28,323
RenovationMove-in ready
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$436,855

Gross yield (asking)

8.8%

True gross yield (all-in)

7.8%

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.

$2.2M$1.7M$1.1M$550K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $359K
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$437K
+22%
Rental Income
+$84K
Total Position
$520K
+45%
7.7%/yr
Year 10
Capital Value
$531K
+48%
Rental Income
+$181K
Total Position
$712K
+98%
7.1%/yr
Year 20
Capital Value
$787K
+119%
Rental Income
+$424K
Total Position
$1.2M
+237%
6.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$750K
Total Position
$1.9M
+433%
5.7%/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
Average
4.4% annual return
Occupancy
Good
68% average occupancy
Nightly Rate
Good
$128 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% 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

48% occ.
4.2%
$1,351/mo
58% occ.
5.1%
$1,647/mo
68% occ.
6.0%
$1,942/mo
current
78% occ.
6.9%
$2,238/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.