Detached house in Rua Julião Quintinhas, Tunes
Detached house in Rua Julião Quintinhas, Tunes — image 2Detached house in Rua Julião Quintinhas, Tunes — image 3Detached house in Rua Julião Quintinhas, Tunes — image 4Detached house in Rua Julião Quintinhas, Tunes — image 5
Grade Bvillabudget

Detached house in Rua Julião Quintinhas, Tunes

Silves · Central Algarve ·

€485,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €31,084/yr
Average Daily Rate: €178
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 19.5 years
5-yr Capital Value: €637,283
10-yr Capital Value: €775,352
Brixfox Score: 58.9 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€911,635

+88.0% over asking

Asking price€485,000
IMT — Property transfer tax (investment schedule)€26,630
IS — Stamp duty (0.8%)€3,880
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,275
Total acquisition costs€39,035
Renovation (est. €900/m² × 406 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€365,400
(€284,200–€446,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€911,635

Gross yield (asking price)

6.4%

True gross yield (all-in)

3.4%

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: 406 m²
Land: 406 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1983
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.67
Visual Appeal
5.4
Ownership Security
13
Location
7.2
Land & Space
7.83
Rental Demand
4.78
Payback Speed
2
STR Suitability
3

Description

3-bedroom house in the centre of Tunes Family home with great potential: Spacious 100m² garage (currently being finished — customise it however you like! ) 1st floor with spacious 3 bedrooms, but in need of a beautiful creative renovation Nice balcony to relax or have a coffee in the sun Outdoor space with rural cha

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on RE/MAX Albufeira Praia →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Julião Quintinhas, Tunes

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

Grade B investment — short-term rental yields 4.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

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
+8.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$91K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.3%
$1,869/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
23.5 yr
Rental only

Property details

Year built: 1983
Energy: E
Condition: needs-renovation

Description

3-bedroom house in the centre of Tunes Family home with great potential: Spacious 100m² garage (currently being finished — customise it however you like! ) 1st floor with spacious 3 bedrooms, but in need of a beautiful creative renovation Nice balcony to relax or have a coffee in the sun Outdoor space with rural cha

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$257/night
50% ($118)Brixfox estimate($257/night)200% ($473)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Yearly income
$22,430
Airbnb data$257/night · 48% occupancy
Rental income
$257/night · 48% occ.
$44,909
Running costs (20%)
Utilities, cleaning, maintenance
-$8,982
Income tax (10%)
Indonesian rental income tax
-$12,574
Property tax
Annual property tax
-$923
Net income
4.3% ROI
$22,430

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$527,174
IMT (transfer tax, investment schedule)$28,946
Imposto de Selo (stamp duty)$4,217
Notary & registration$1,359
Legal / due diligence$7,908
Total acquisition costs$42,429
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$397,174
($308,913–$485,435)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$988,734

Gross yield (asking)

8.5%

True gross yield (all-in)

4.5%

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.

$2.9M$2.2M$1.5M$735K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $485K
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 19: 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
$590K
+22%
Rental Income
+$110K
Total Position
$700K
+44%
7.6%/yr
Year 10
Capital Value
$718K
+48%
Rental Income
+$237K
Total Position
$954K
+97%
7.0%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$554K
Total Position
$1.6M
+233%
6.2%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$982K
Total Position
$2.6M
+427%
5.7%/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
Average
4.3% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$237 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Good
406 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $237 — 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 4.3% 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.
3.6%
$1,566/mo
40% occ.
4.8%
$2,114/mo
48% occ.
5.8%
$2,543/mo
current
58% occ.
7.0%
$3,091/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.