Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves
Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves — image 2Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves — image 3Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves — image 4Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves — image 5
Grade B+villaluxury

Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €25,781/yr
Average Daily Rate: €179
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 21.8 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 70.6 / 100
Comparable Properties: 10
Data Confidence: 62%
Search Radius: 4 km

True Investment Cost

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

€529,880

+17.8% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€529,880

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.9%

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: 216 m²
Land: 2785 m²
Style: contemporary
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive sliding glass doorsprivate swimming poollandscaped gardensoutdoor lounge areasmodern minimalist architecture

Score Breakdown

ROI
14.82
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.94
Payback Speed
1
STR Suitability
3

Description

The construction began in June 2024 and will have an equipped kitchen open to the living room and direct access to the garden and private pool. 2 bedrooms with built-in wardrobes, one of which has an en suite bathroom and a view of the pool. The second bedroom is supported by another full bathroom. All rooms of this

Location

📍 37.1561°N, 8.4452°W

· Silves, Algarve, Portugal

View on CENTURY 21 Oceanic →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in Estação de Silves - Cerro de São Miguel, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
216 m²
Land Plot
2785 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,542/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.4 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

The construction began in June 2024 and will have an equipped kitchen open to the living room and direct access to the garden and private pool. 2 bedrooms with built-in wardrobes, one of which has an en suite bathroom and a view of the pool. The second bedroom is supported by another full bathroom. All rooms of this

Income Breakdown

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Nightly Rate (ADR)
$259/night
50% ($119)Brixfox estimate($259/night)200% ($476)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$18,503
Airbnb data$259/night · 39% occupancy
Rental income
$259/night · 39% occ.
$37,229
Running costs (20%)
Utilities, cleaning, maintenance
-$7,446
Income tax (10%)
Indonesian rental income tax
-$10,424
Property tax
Annual property tax
-$856
Net income
3.8% ROI
$18,503

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$573,783

Gross yield (asking)

7.6%

True gross yield (all-in)

6.5%

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.

$2.6M$2.0M$1.3M$652K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$90K
Total Position
$638K
+42%
7.2%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$195K
Total Position
$861K
+91%
6.7%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$457K
Total Position
$1.4M
+221%
6.0%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$810K
Total Position
$2.3M
+404%
5.5%/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
3.8% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
2785 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $238 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 2785 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
3.9%
$1,581/mo
40% occ.
5.2%
$2,132/mo
current
39% occ.
5.2%
$2,100/mo
current
49% occ.
6.5%
$2,651/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.