T2 flat in Centro da Cidade, Silves
T2 flat in Centro da Cidade, Silves — image 2T2 flat in Centro da Cidade, Silves — image 3T2 flat in Centro da Cidade, Silves — image 4T2 flat in Centro da Cidade, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Centro da Cidade, Silves

Silves · Central Algarve ·

€305,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.8%

True Gross Yield

39%

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: €16,690/yr
Average Daily Rate: €119
Payback Period: 22.7 years
5-yr Capital Value: €400,765
10-yr Capital Value: €487,592
Brixfox Score: 56.7 / 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.

€350,462

+14.9% over asking

Asking price€305,000
IMT — Property transfer tax (investment schedule)€12,347
IS — Stamp duty (0.8%)€2,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,575
Total acquisition costs€20,612
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€350,462

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.8%

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: 105 m²
Style: contemporary
Condition: excellent
Year Built: 2011
Energy Certificate: B-
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living and kitchen areamodern kitchen with patterned backsplashlight wood flooring

Score Breakdown

ROI
14.56
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.1
Rental Demand
3.86
Payback Speed
1
STR Suitability
3

Description

This excellent family home benefits from private underground parking, private terrace, recently renovated bathrooms, kitchen, underfloor heating, great views, fabulous location. Taking the lift from the communal entrance, this apartment opens onto a large open plan sitting room/dining area and kitchen. The spacious ro

Location

📍 37.1877°N, 8.4429°W

· Silves, Algarve, Portugal

View on Algarve Sales and Rentals →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Centro da Cidade, Silves

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

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

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$57K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.6%
$1,003/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
27.5 yr
Rental only

Property details

Year built: 2011
Energy: B-
Condition: excellent

Description

This excellent family home benefits from private underground parking, private terrace, recently renovated bathrooms, kitchen, underfloor heating, great views, fabulous location. Taking the lift from the communal entrance, this apartment opens onto a large open plan sitting room/dining area and kitchen. The spacious ro

Income Breakdown

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Nightly Rate (ADR)
$172/night
50% ($79)Brixfox estimate($172/night)200% ($317)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$12,041
Airbnb data$172/night · 39% occupancy
Rental income
$172/night · 39% occ.
$24,271
Running costs (20%)
Utilities, cleaning, maintenance
-$4,854
Income tax (10%)
Indonesian rental income tax
-$6,796
Property tax
Annual property tax
-$580
Net income
3.6% ROI
$12,041

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$331,522
IMT (transfer tax, investment schedule)$13,421
Imposto de Selo (stamp duty)$2,652
Notary & registration$1,359
Legal / due diligence$4,973
Total acquisition costs$22,404
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$380,937

Gross yield (asking)

7.3%

True gross yield (all-in)

6.4%

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.

$1.7M$1.3M$872K$436K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $305K
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 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$371K
+22%
Rental Income
+$59K
Total Position
$430K
+41%
7.1%/yr
Year 10
Capital Value
$451K
+48%
Rental Income
+$127K
Total Position
$578K
+90%
6.6%/yr
Year 20
Capital Value
$668K
+119%
Rental Income
+$298K
Total Position
$966K
+217%
5.9%/yr
Year 30
Capital Value
$989K
+224%
Rental Income
+$527K
Total Position
$1.5M
+397%
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
3.6% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Good
7/10 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 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.
3.8%
$1,053/mo
40% occ.
5.1%
$1,420/mo
39% occ.
4.9%
$1,367/mo
current
49% occ.
6.3%
$1,734/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.