Semi-detached house in Centro da Cidade, Silves
Semi-detached house in Centro da Cidade, Silves — image 2Semi-detached house in Centro da Cidade, Silves — image 3Semi-detached house in Centro da Cidade, Silves — image 4Semi-detached house in Centro da Cidade, Silves — image 5
Grade C+villamid-range

Semi-detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€500,000

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €14,578/yr
Average Daily Rate: €105
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 42.0 years
5-yr Capital Value: €656,993
10-yr Capital Value: €799,332
Brixfox Score: 49.2 / 100
Comparable Properties: 7
Data Confidence: 83%
Search Radius: 2 km

True Investment Cost

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

€570,125

+14.0% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €55/m² × 49 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,695
(€1,470–€3,920)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€570,125

Gross yield (asking price)

2.9%

True gross yield (all-in)

2.6%

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: 49 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad-basedark-red-window-framessmall-balconies

Score Breakdown

ROI
10.41
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
2.98
Rental Demand
3.8
Payback Speed
0
STR Suitability
3

Description

Traditional Townhouse & Commercial Space Stunning Panoramic Views - Silves City Centre. Town House on 3 Levels - 49 m2, energy certificate D, within metres of the Tow Hall building and the City Walls. The accommodation comprises of a lounge with access to 2 balconies, a hallway and a traditional kitchen with dining roo

Location

📍 37.1887°N, 8.4403°W

· Silves, Algarve, Portugal

View on Minita Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 1.9% 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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$854/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
53.1 yr
Rental only

Property details

Energy: D
Condition: good

Description

Traditional Townhouse & Commercial Space Stunning Panoramic Views - Silves City Centre. Town House on 3 Levels - 49 m2, energy certificate D, within metres of the Tow Hall building and the City Walls. The accommodation comprises of a lounge with access to 2 balconies, a hallway and a traditional kitchen with dining roo

Income Breakdown

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Nightly Rate (ADR)
$155/night
50% ($71)Brixfox estimate($155/night)200% ($286)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$10,243
Airbnb data$155/night · 38% occupancy
Rental income
$155/night · 38% occ.
$21,527
Running costs (20%)
Utilities, cleaning, maintenance
-$4,305
Income tax (10%)
Indonesian rental income tax
-$6,028
Property tax
Annual property tax
-$951
Net income
1.9% ROI
$10,243

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$543,478
IMT (transfer tax, investment schedule)$30,250
Imposto de Selo (stamp duty)$4,348
Notary & registration$1,359
Legal / due diligence$8,152
Total acquisition costs$44,109
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,929
($1,598–$4,261)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$617,527

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$2.4M$1.8M$1.2M$595K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $500K
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
$608K
+22%
Rental Income
+$50K
Total Position
$658K
+32%
5.7%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$108K
Total Position
$848K
+70%
5.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$253K
Total Position
$1.3M
+170%
5.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$448K
Total Position
$2.1M
+314%
4.8%/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
1.9% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$143 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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.
2.0%
$913/mo
40% occ.
2.7%
$1,244/mo
38% occ.
2.6%
$1,176/mo
current
48% occ.
3.3%
$1,507/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.