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Detached house in Centro da Cidade, Silves
Detached house in Centro da Cidade, Silves — image 2Detached house in Centro da Cidade, Silves — image 3Detached house in Centro da Cidade, Silves — image 4Detached house in Centro da Cidade, Silves — image 5
Grade B+villabudget

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€550,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

48%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €67,682/yr
Average Daily Rate: €389
-13.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Budget finish (-12%)
Payback Period: 16.5 years
5-yr Capital Value: €637,601
10-yr Capital Value: €739,154
Brixfox Score: 68.5 / 100
Comparable Properties: 5
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€731,080

+32.9% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €350/m² × 297 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€103,950
(€74,250–€133,650)
Furnishing & STR launch (5bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€31,400
All-in investment (incl. renovation & furnishing)€731,080

Gross yield (asking price)

12.3%

True gross yield (all-in)

9.3%

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: 5
Building: 297 m²
Style: portuguese-traditional
Condition: fair
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad facade detailcovered outdoor patio with built-in seating

Score Breakdown

ROI
21.12
Visual Appeal
8.4
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
4.76
Payback Speed
4
STR Suitability
4

Description

Privacy and quality of life guaranteed in close proximity to daily amenities. 5 bedroom country house on the ground floor, set in a plot of land with a total area of 4,200m2 and ensuring privacy and proximity to services. The villa of 286m2 of floor space consists of 5 bedrooms, 3 bathrooms, living room and kitchen.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed by NATURAL VILLAS - MEDIAÇÃO IMOBILIÁRIA LDA via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Silves — photo 2 of 5
5-bedroom freehold villa in Silves — photo 3 of 5
5-bedroom freehold villa in Silves — photo 4 of 5
5-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Centro da Cidade, Silves

Silves · Central Algarve · Ref BF-5122 Source verified · Idealista.pt · listed 1 May 2026
Asking price · Freehold
$597,826
Ownership
Freehold
Bedrooms
5
Built area
297 m²
True net yield
6.1%
≈ $5,841/mo net after costs & tax
5-yr total return (net + appreciation)
11.4% / yr avg
Payback in ~16 yrs from rent
Brixfox Score 69 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: fair

Description

Privacy and quality of life guaranteed in close proximity to daily amenities. 5 bedroom country house on the ground floor, set in a plot of land with a total area of 4,200m2 and ensuring privacy and proximity to services. The villa of 286m2 of floor space consists of 5 bedrooms, 3 bathrooms, living room and kitchen.

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$547/night
50% ($252)Brixfox estimate($547/night)200% ($1007)
Occupancy
48%
10%Brixfox estimate(48%)100%

Short-Term Rental

Indicative
Yearly income
$45,799
Likely range $27,479 – $64,118
Airbnb data$547/night · 48% occupancy
Rental income
$547/night · 48% occ.
$88,075
Running costs (20%)
Utilities, cleaning, maintenance
-$17,615
Income tax (10%)
Indonesian rental income tax
-$24,661
Property tax
Annual property tax
-$0
Net income
7.7% ROI
$45,799

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

6.1%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
10.2%
9.1%
Fully-managed
7.2%
6.1%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

12.9%

Annual Revenue

$88,075

Income Tax / yr

$7,707

Payback

16 yrs

True All-In Cost
Asking price$597,826
IMT — transfer tax (non-resident 7.5%)$44,837
Stamp duty (0.8%)$4,783
Notary + registry$2,174
Legal$7,353
Furnishing + STR launch$27,174
All-in cost$684,147

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$224K
Total Position
$893K
+62%
10.2%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$483K
Total Position
$1.3M
+136%
9.0%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$1.1M
Total Position
$2.3M
+325%
7.5%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$2.0M
Total Position
$3.8M
+589%
6.6%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

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Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Average
48% average occupancy
Nightly Rate
Strong
$503 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $503 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 48% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.0%
$3,495/mo
40% occ.
9.4%
$4,660/mo
48% occ.
11.1%
$5,549/mo
current
58% occ.
13.5%
$6,714/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. Market factors in Portugal may impact actual yields.