Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves
Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves — image 2Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves — image 3Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves — image 4Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves — image 5
Grade Bvillabudget

Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

5.0%

True Net Yield (Owner, all-in)

3.5%

True Net Yield (Managed, all-in)

7.8%

True Gross Yield

56%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €40,452/yr
Average Daily Rate: €197
Payback Period: 10.6 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 63.2 / 100
Comparable Properties: 3
Data Confidence: 62%
Search Radius: 6 km

True Investment Cost

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

€520,780

+48.8% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 126 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€113,400
(€88,200–€138,600)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€520,780

Gross yield (asking price)

11.6%

True gross yield (all-in)

7.8%

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: 6
Bathrooms: 2
Building: 126 m²
Style: dated
Condition: needs-renovation
Year Built: 1970
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
22.28
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
4.52
Rental Demand
5.63
Payback Speed
4
STR Suitability
3

Description

House T6 for sale.

Location

📍 37.1886°N, 8.4426°W

· Silves, Algarve, Portugal

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

Detached house in Rua Miguel Bombarda, 34, Centro da Cidade, Silves

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

Grade B investment — short-term rental yields 8.0% 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
+11.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.0%
$2,525/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
12.6 yr
Rental only

Property details

Year built: 1970
Energy: E
Condition: needs-renovation

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$290/night
50% ($133)Brixfox estimate($290/night)200% ($534)
Occupancy
56%
10%Brixfox estimate(56%)100%

Short-Term Rental

Yearly income
$30,298
Airbnb data$290/night · 56% occupancy
Rental income
$290/night · 56% occ.
$59,546
Running costs (20%)
Utilities, cleaning, maintenance
-$11,909
Income tax (10%)
Indonesian rental income tax
-$16,673
Property tax
Annual property tax
-$666
Net income
8.0% ROI
$30,298

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$123,261
($95,870–$150,652)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$563,891

Gross yield (asking)

15.7%

True gross yield (all-in)

10.6%

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.

$2.8M$2.1M$1.4M$708K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 11: 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
$426K
+22%
Rental Income
+$148K
Total Position
$574K
+64%
10.4%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$320K
Total Position
$838K
+139%
9.1%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$749K
Total Position
$1.5M
+333%
7.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+603%
6.7%/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
Good
8.0% annual return
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$267 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

Premium nightly rate of $267 — 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 56% — 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

36% occ.
6.9%
$2,183/mo
46% occ.
8.8%
$2,801/mo
56% occ.
10.8%
$3,418/mo
current
66% occ.
12.7%
$4,035/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.