T2 flat in Rua João de Deus, Algoz e Tunes, Silves
T2 flat in Rua João de Deus, Algoz e Tunes, Silves — image 2T2 flat in Rua João de Deus, Algoz e Tunes, Silves — image 3T2 flat in Rua João de Deus, Algoz e Tunes, Silves — image 4T2 flat in Rua João de Deus, Algoz e Tunes, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua João de Deus, Algoz e Tunes, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €30,347/yr
Average Daily Rate: €142
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 13.2 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 63.3 / 100
Comparable Properties: 8
Data Confidence: 51%
Search Radius: 6 km

True Investment Cost

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

€376,695

+15.9% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 78 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,290
(€2,340–€6,240)
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)€376,695

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.1%

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: 78 m²
Style: portuguese-traditional
Condition: good
Year Built: 2009
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balconiestraditional window frames

Score Breakdown

ROI
19.44
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
3.56
Rental Demand
5.86
Payback Speed
3
STR Suitability
3

Description

Apartment T1+1 with garage private parking space - Tunes. Apartment on the second floor with excellent location, very central, close to all daily services and commerce in general. Comprising of: entrance hall, equipped kitchenette, pantry, 2 bedrooms, one of which has access to a balcony, 1 bathroom with bathtub and

Location

📍 37.1684°N, 8.2569°W

· Silves, Algarve, Portugal

View on Santomero - Sociedade de Mediação Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua João de Deus, Algoz e Tunes, Silves

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

Grade B investment — short-term rental yields 6.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$61K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$1,875/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
15.7 yr
Rental only

Property details

Year built: 2009
Energy: D
Condition: good

Description

Apartment T1+1 with garage private parking space - Tunes. Apartment on the second floor with excellent location, very central, close to all daily services and commerce in general. Comprising of: entrance hall, equipped kitchenette, pantry, 2 bedrooms, one of which has access to a balcony, 1 bathroom with bathtub and

Income Breakdown

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Nightly Rate (ADR)
$208/night
50% ($96)Brixfox estimate($208/night)200% ($382)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Yearly income
$22,505
Airbnb data$208/night · 59% occupancy
Rental income
$208/night · 59% occ.
$44,467
Running costs (20%)
Utilities, cleaning, maintenance
-$8,893
Income tax (10%)
Indonesian rental income tax
-$12,451
Property tax
Annual property tax
-$618
Net income
6.4% ROI
$22,505

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,663
($2,543–$6,783)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$409,451

Gross yield (asking)

12.6%

True gross yield (all-in)

10.9%

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.

$2.3M$1.8M$1.2M$586K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 14: 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
$395K
+22%
Rental Income
+$110K
Total Position
$505K
+55%
9.2%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$237K
Total Position
$718K
+121%
8.3%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$556K
Total Position
$1.3M
+290%
7.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$985K
Total Position
$2.0M
+527%
6.3%/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
6.4% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Good
$191 per night
Visual Appeal
Average
4/10 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
Occupancy at 59% — 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

39% occ.
5.6%
$1,657/mo
49% occ.
7.1%
$2,100/mo
59% occ.
8.6%
$2,542/mo
current
69% occ.
10.1%
$2,985/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.