T3 flat in Rua do Correio, Centro da Cidade, Silves
T3 flat in Rua do Correio, Centro da Cidade, Silves — image 2T3 flat in Rua do Correio, Centro da Cidade, Silves — image 3T3 flat in Rua do Correio, Centro da Cidade, Silves — image 4T3 flat in Rua do Correio, Centro da Cidade, Silves — image 5
Grade C+apartmentmid-range

T3 flat in Rua do Correio, Centro da Cidade, Silves

Silves · Central Algarve ·

€262,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

17%

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 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,912/yr
Average Daily Rate: €227
Payback Period: 23.0 years
5-yr Capital Value: €344,264
10-yr Capital Value: €418,850
Brixfox Score: 54.3 / 100
Comparable Properties: 4
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€314,258

+19.9% over asking

Asking price€262,000
IMT — Property transfer tax (investment schedule)€9,337
IS — Stamp duty (0.8%)€2,096
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,930
Total acquisition costs€16,613
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€314,258

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.4%

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: 99 m²
Style: contemporary
Condition: good
Year Built: 1983
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

textured bathroom wall tilesround illuminated bathroom mirror

Score Breakdown

ROI
14.47
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
3.98
Rental Demand
1.68
Payback Speed
1
STR Suitability
3

Description

Renovated T3 apartment, located in the heart of the historic city of Silves. Comprising 3 bedrooms (one en-suite) with a full bathroom with a shower, 1 full service bathroom with a bathtub, a spacious and bright living room with direct access to the balcony, a fully equipped kitchen, and a sunroom. All rooms have windo

Location

📍 37.1889°N, 8.4427°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T3 flat in Rua do Correio, Centro da Cidade, Silves

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

Grade C+ investment — short-term rental yields 3.6% net return annually.

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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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$49K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$850/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
27.9 yr
Rental only

Property details

Year built: 1983
Energy: D
Condition: good

Description

Renovated T3 apartment, located in the heart of the historic city of Silves. Comprising 3 bedrooms (one en-suite) with a full bathroom with a shower, 1 full service bathroom with a bathtub, a spacious and bright living room with direct access to the balcony, a fully equipped kitchen, and a sunroom. All rooms have windo

Income Breakdown

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Nightly Rate (ADR)
$336/night
50% ($155)Brixfox estimate($336/night)200% ($619)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$10,206
Airbnb data$336/night · 17% occupancy
Rental income
$336/night · 17% occ.
$20,585
Running costs (20%)
Utilities, cleaning, maintenance
-$4,117
Income tax (10%)
Indonesian rental income tax
-$5,764
Property tax
Annual property tax
-$498
Net income
3.6% ROI
$10,206

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$284,783
IMT (transfer tax, investment schedule)$10,149
Imposto de Selo (stamp duty)$2,278
Notary & registration$1,359
Legal / due diligence$4,272
Total acquisition costs$18,058
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$341,585

Gross yield (asking)

7.2%

True gross yield (all-in)

6.0%

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.

$1.5M$1.1M$745K$373K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $262K
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 21: 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
$319K
+22%
Rental Income
+$50K
Total Position
$369K
+41%
7.1%/yr
Year 10
Capital Value
$388K
+48%
Rental Income
+$108K
Total Position
$495K
+89%
6.6%/yr
Year 20
Capital Value
$574K
+119%
Rental Income
+$252K
Total Position
$826K
+215%
5.9%/yr
Year 30
Capital Value
$850K
+224%
Rental Income
+$447K
Total Position
$1.3M
+395%
5.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.6% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$310 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

Premium nightly rate of $310 — 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 3.6% 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.
8.9%
$2,108/mo
40% occ.
11.9%
$2,824/mo
17% occ.
4.9%
$1,159/mo
current
27% occ.
7.9%
$1,876/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.