Detached house in Rua da Igreja, Algoz e Tunes, Silves
Detached house in Rua da Igreja, Algoz e Tunes, Silves — image 2Detached house in Rua da Igreja, Algoz e Tunes, Silves — image 3Detached house in Rua da Igreja, Algoz e Tunes, Silves — image 4Detached house in Rua da Igreja, Algoz e Tunes, Silves — image 5
Grade B+villabudget

Detached house in Rua da Igreja, Algoz e Tunes, Silves

Silves · Central Algarve ·

€229,000

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €29,354/yr
Average Daily Rate: €121
Payback Period: 9.1 years
5-yr Capital Value: €300,903
10-yr Capital Value: €366,094
Brixfox Score: 73.9 / 100
Comparable Properties: 5
Data Confidence: 55%
Search Radius: 4 km

True Investment Cost

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

€474,694

+107.3% over asking

Asking price€229,000
IMT — Property transfer tax (investment schedule)€7,027
IS — Stamp duty (0.8%)€1,832
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,435
Total acquisition costs€13,544
Renovation (est. €900/m² × 237 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€213,300
(€165,900–€260,700)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€474,694

Gross yield (asking price)

12.8%

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: 2
Bathrooms: 2
Building: 237 m²
Land: 237 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1950
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched ceilingsstone accentswooden ceiling beams

Score Breakdown

ROI
24.42
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
5.13
Rental Demand
7.15
Payback Speed
4
STR Suitability
3

Description

Investment Opportunity in the Centre of Algoz – Approved Project for Building with 4 Units Property with a total area of 237 m², ideal for reconstruction and expansion, located in the heart of Algoz, in a highly sought-after and appreciating area. The architectural project has already been approved by the City Council,

Location

📍 37.1621°N, 8.3060°W

· Silves, Algarve, Portugal

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

Detached house in Rua da Igreja, Algoz e Tunes, Silves

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

Grade B+ investment — short-term rental yields 9.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+13.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$43K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.3%
$1,936/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
10.7 yr
Rental only

Property details

Year built: 1950
Energy: C
Condition: needs-renovation

Description

Investment Opportunity in the Centre of Algoz – Approved Project for Building with 4 Units Property with a total area of 237 m², ideal for reconstruction and expansion, located in the heart of Algoz, in a highly sought-after and appreciating area. The architectural project has already been approved by the City Council,

Income Breakdown

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Nightly Rate (ADR)
$174/night
50% ($80)Brixfox estimate($174/night)200% ($321)
Occupancy
71%
10%Brixfox estimate(71%)100%

Short-Term Rental

Yearly income
$23,229
Airbnb data$174/night · 71% occupancy
Rental income
$174/night · 71% occ.
$45,509
Running costs (20%)
Utilities, cleaning, maintenance
-$9,102
Income tax (10%)
Indonesian rental income tax
-$12,742
Property tax
Annual property tax
-$436
Net income
9.3% ROI
$23,229

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$248,913
IMT (transfer tax, investment schedule)$7,638
Imposto de Selo (stamp duty)$1,991
Notary & registration$1,359
Legal / due diligence$3,734
Total acquisition costs$14,722
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$231,848
($180,326–$283,370)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$513,798

Gross yield (asking)

18.3%

True gross yield (all-in)

8.9%

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.

$2.0M$1.5M$1.0M$506K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $229K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$279K
+22%
Rental Income
+$113K
Total Position
$392K
+71%
11.4%/yr
Year 10
Capital Value
$339K
+48%
Rental Income
+$245K
Total Position
$584K
+155%
9.8%/yr
Year 20
Capital Value
$502K
+119%
Rental Income
+$574K
Total Position
$1.1M
+370%
8.0%/yr
Year 30
Capital Value
$743K
+224%
Rental Income
+$1.0M
Total Position
$1.8M
+668%
7.0%/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
Strong
9.3% annual return
Occupancy
Good
71% average occupancy
Nightly Rate
Good
$161 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
237 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.3% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

51% occ.
9.0%
$1,875/mo
61% occ.
10.8%
$2,247/mo
71% occ.
12.6%
$2,618/mo
current
81% occ.
14.4%
$2,990/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.