T2 flat in Rua da Moinheta, Algoz e Tunes, Silves
T2 flat in Rua da Moinheta, Algoz e Tunes, Silves — image 2T2 flat in Rua da Moinheta, Algoz e Tunes, Silves — image 3T2 flat in Rua da Moinheta, Algoz e Tunes, Silves — image 4T2 flat in Rua da Moinheta, Algoz e Tunes, Silves — image 5
Grade B+apartmentmid-range

T2 flat in Rua da Moinheta, Algoz e Tunes, Silves

Silves · Central Algarve ·

€288,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.4%

True Gross Yield

67%

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: €28,048/yr
Average Daily Rate: €115
-3.0% vs area baselineImage quality 6/10 (-3%), Modern/contemporary style (+12%), No pool (-12%)
Payback Period: 12.2 years
5-yr Capital Value: €378,428
10-yr Capital Value: €460,415
Brixfox Score: 65.7 / 100
Comparable Properties: 5
Data Confidence: 56%
Search Radius: 4 km

True Investment Cost

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

€335,456

+16.5% over asking

Asking price€288,000
IMT — Property transfer tax (investment schedule)€11,157
IS — Stamp duty (0.8%)€2,304
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,320
Total acquisition costs€19,031
Renovation (est. €55/m² × 65 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,575
(€1,950–€5,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€335,456

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.4%

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: 65 m²
Style: contemporary
Condition: good
Year Built: 2002
Energy Certificate: B

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

orange accent walllarge sectional sofa

Score Breakdown

ROI
20.41
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
3.3
Rental Demand
7.03
Payback Speed
3
STR Suitability
3

Description

T2 apartment, located on the 1st floor of a building with an elevator, ideal for own housing or investment. The property consists of a spacious living room with a seating and dining area, providing a comfortable and functional environment. The kitchen is equipped with an oven, hob, and extractor fan, and has access to

Location

📍 37.1644°N, 8.3067°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat in Rua da Moinheta, Algoz e Tunes, Silves

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

Grade B+ investment — short-term rental yields 6.9% net return annually.

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The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+10.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.9%
$1,804/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
14.5 yr
Rental only

Property details

Year built: 2002
Energy: B
Condition: good

Description

T2 apartment, located on the 1st floor of a building with an elevator, ideal for own housing or investment. The property consists of a spacious living room with a seating and dining area, providing a comfortable and functional environment. The kitchen is equipped with an oven, hob, and extractor fan, and has access to

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($77)Brixfox estimate($166/night)200% ($306)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$21,646
Airbnb data$166/night · 70% occupancy
Rental income
$166/night · 70% occ.
$42,680
Running costs (20%)
Utilities, cleaning, maintenance
-$8,536
Income tax (10%)
Indonesian rental income tax
-$11,951
Property tax
Annual property tax
-$548
Net income
6.9% ROI
$21,646

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$313,043
IMT (transfer tax, investment schedule)$12,127
Imposto de Selo (stamp duty)$2,504
Notary & registration$1,359
Legal / due diligence$4,696
Total acquisition costs$20,686
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,886
($2,120–$5,652)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$364,626

Gross yield (asking)

13.6%

True gross yield (all-in)

11.7%

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$1.6M$1.1M$541K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $288K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$350K
+22%
Rental Income
+$106K
Total Position
$456K
+58%
9.6%/yr
Year 10
Capital Value
$426K
+48%
Rental Income
+$228K
Total Position
$655K
+127%
8.6%/yr
Year 20
Capital Value
$631K
+119%
Rental Income
+$535K
Total Position
$1.2M
+305%
7.2%/yr
Year 30
Capital Value
$934K
+224%
Rental Income
+$947K
Total Position
$1.9M
+553%
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
6.9% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Average
5/10 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
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

50% occ.
6.7%
$1,735/mo
60% occ.
8.0%
$2,090/mo
70% occ.
9.4%
$2,444/mo
current
80% occ.
10.7%
$2,798/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.