T3 flat in Centro da Cidade, Silves
T3 flat in Centro da Cidade, Silves — image 2T3 flat in Centro da Cidade, Silves — image 3T3 flat in Centro da Cidade, Silves — image 4T3 flat in Centro da Cidade, Silves — image 5
Grade C+apartmentmid-range

T3 flat in Centro da Cidade, Silves

Silves · Central Algarve ·

€530,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €12,591/yr
Average Daily Rate: €208
Payback Period: 52.3 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 48.7 / 100
Comparable Properties: 4
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€614,705

+16.0% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation (est. €55/m² × 197 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,835
(€5,910–€15,760)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€614,705

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.0%

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: 3
Bathrooms: 2
Building: 197 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ornate wooden display cabinetfireplacetraditional Portuguese rugsviolin wall decor

Score Breakdown

ROI
9.75
Visual Appeal
8.2
Ownership Security
13
Location
7.2
Land & Space
5.94
Rental Demand
1.66
Payback Speed
0
STR Suitability
3

Description

ref: 136020.

Location

📍 37.1893°N, 8.4451°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$709/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
67.7 yr
Rental only

Property details

Energy: E
Condition: good

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$303/night
50% ($139)Brixfox estimate($303/night)200% ($557)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$8,510
Airbnb data$303/night · 17% occupancy
Rental income
$303/night · 17% occ.
$18,304
Running costs (20%)
Utilities, cleaning, maintenance
-$3,661
Income tax (10%)
Indonesian rental income tax
-$5,125
Property tax
Annual property tax
-$1,008
Net income
1.5% ROI
$8,510

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$11,777
($6,424–$17,130)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$668,158

Gross yield (asking)

3.2%

True gross yield (all-in)

2.7%

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.

$2.4M$1.8M$1.2M$601K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $530K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$42K
Total Position
$686K
+30%
5.3%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$90K
Total Position
$874K
+65%
5.1%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$210K
Total Position
$1.4M
+159%
4.9%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$372K
Total Position
$2.1M
+295%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$279 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

Premium nightly rate of $279 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below 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

30% occ.
3.9%
$1,851/mo
40% occ.
5.2%
$2,495/mo
17% occ.
2.0%
$984/mo
current
27% occ.
3.4%
$1,629/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.