Terraced house in Centro da Cidade, Silves
Terraced house in Centro da Cidade, Silves — image 2Terraced house in Centro da Cidade, Silves — image 3Terraced house in Centro da Cidade, Silves — image 4Terraced house in Centro da Cidade, Silves — image 5
Grade Bvillamid-range

Terraced house in Centro da Cidade, Silves

Silves · Central Algarve ·

€490,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

28%

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: €24,123/yr
Average Daily Rate: €233
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 25.3 years
5-yr Capital Value: €643,853
10-yr Capital Value: €783,345
Brixfox Score: 58.1 / 100
Comparable Properties: 6
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€585,360

+19.5% over asking

Asking price€490,000
IMT — Property transfer tax (investment schedule)€27,030
IS — Stamp duty (0.8%)€3,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,350
Total acquisition costs€39,550
Renovation (est. €55/m² × 332 m²)
Light touch-ups — paint, fixtures, deep clean.		€18,260
(€9,960–€26,560)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€585,360

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.1%

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: 4
Bathrooms: 3
Building: 332 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacetraditional portuguese windowsornate chandelier

Score Breakdown

ROI
13.87
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
2.84
Payback Speed
0
STR Suitability
3

Description

This lovely home is nestled in the village of São Bartolomeu de Messines just a 15 minute drive to the historic and medieval town of Silves with all it's amenities, restaurants and bars. The championship golf courses of Silves and the stunning beaches are just a 20 km drive! The perfect property for a permanent living,

Location

📍 37.1902°N, 8.4365°W

· Silves, Algarve, Portugal

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

Terraced house in Centro da Cidade, Silves

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

Grade B investment — short-term rental yields 3.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$92K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.2%
$1,441/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
30.8 yr
Rental only

Property details

Energy: B-
Condition: good

Description

This lovely home is nestled in the village of São Bartolomeu de Messines just a 15 minute drive to the historic and medieval town of Silves with all it's amenities, restaurants and bars. The championship golf courses of Silves and the stunning beaches are just a 20 km drive! The perfect property for a permanent living,

Income Breakdown

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Nightly Rate (ADR)
$339/night
50% ($156)Brixfox estimate($339/night)200% ($623)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$17,294
Airbnb data$339/night · 28% occupancy
Rental income
$339/night · 28% occ.
$35,051
Running costs (20%)
Utilities, cleaning, maintenance
-$7,010
Income tax (10%)
Indonesian rental income tax
-$9,814
Property tax
Annual property tax
-$932
Net income
3.2% ROI
$17,294

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$532,609
IMT (transfer tax, investment schedule)$29,380
Imposto de Selo (stamp duty)$4,261
Notary & registration$1,359
Legal / due diligence$7,989
Total acquisition costs$42,989
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$19,848
($10,826–$28,870)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$634,087

Gross yield (asking)

6.6%

True gross yield (all-in)

5.5%

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.

$2.7M$2.0M$1.3M$675K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $490K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$596K
+22%
Rental Income
+$84K
Total Position
$681K
+39%
6.8%/yr
Year 10
Capital Value
$725K
+48%
Rental Income
+$182K
Total Position
$908K
+85%
6.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$428K
Total Position
$1.5M
+206%
5.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$757K
Total Position
$2.3M
+379%
5.4%/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
Average
3.2% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Strong
$312 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $312 — 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 3.2% is near 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.
4.7%
$2,085/mo
40% occ.
6.3%
$2,806/mo
28% occ.
4.4%
$1,967/mo
current
38% occ.
6.1%
$2,688/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.