Detached house in Centro da Cidade, Silves
Detached house in Centro da Cidade, Silves — image 2Detached house in Centro da Cidade, Silves — image 3Detached house in Centro da Cidade, Silves — image 4Detached house in Centro da Cidade, Silves — image 5
Grade C+villabudget

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

36%

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: €12,288/yr
Average Daily Rate: €94
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 39.9 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 54 / 100
Comparable Properties: 7
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€498,515

+26.2% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 61 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€54,900
(€42,700–€67,100)
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)€498,515

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.5%

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: 61 m²
Land: 7040 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

river_viewlarge_plot_of_landtraditional_portuguese_architecture

Score Breakdown

ROI
10.58
Visual Appeal
4.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.59
Payback Speed
0
STR Suitability
3

Description

Detached House to renovate on a 7040sqm plot with river views, located just 5 minutes from Silves. The house requires restoration and consists of several rooms, a stable, several agricultural outbuildings, and a water tank. There is the possibility of expanding the existing house and converting the existing water tank

Location

📍 37.1863°N, 8.4391°W

· Silves, Algarve, Portugal

View on SERVESUL →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Centro da Cidade, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
61 m²
Land Plot
7040 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$74K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$712/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
50.3 yr
Rental only

Property details

Year built: 1951
Energy: Exempt
Condition: needs-renovation

Description

Detached House to renovate on a 7040sqm plot with river views, located just 5 minutes from Silves. The house requires restoration and consists of several rooms, a stable, several agricultural outbuildings, and a water tank. There is the possibility of expanding the existing house and converting the existing water tank

Income Breakdown

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Nightly Rate (ADR)
$136/night
50% ($63)Brixfox estimate($136/night)200% ($251)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$8,540
Airbnb data$136/night · 36% occupancy
Rental income
$136/night · 36% occ.
$17,868
Running costs (20%)
Utilities, cleaning, maintenance
-$3,574
Income tax (10%)
Indonesian rental income tax
-$5,003
Property tax
Annual property tax
-$751
Net income
2.0% ROI
$8,540

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$59,674
($46,413–$72,935)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$539,690

Gross yield (asking)

4.2%

True gross yield (all-in)

3.3%

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.

$1.9M$1.4M$952K$476K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $395K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$42K
Total Position
$522K
+32%
5.7%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$90K
Total Position
$675K
+71%
5.5%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$211K
Total Position
$1.1M
+173%
5.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$374K
Total Position
$1.7M
+319%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.0% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
7040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 7040 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% 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.
2.3%
$809/mo
40% occ.
3.1%
$1,099/mo
36% occ.
2.7%
$980/mo
current
46% occ.
3.5%
$1,270/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.