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Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves
Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves — image 2Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves — image 3Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves — image 4Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves — image 5
Grade C+villabudget

Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves

Silves · Central Algarve ·

€250,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

33%

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: €20,297/yr
Average Daily Rate: €171
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 49.2 years
5-yr Capital Value: €289,819
10-yr Capital Value: €335,979
Brixfox Score: 49.8 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€377,697

+51.1% over asking

Asking price€250,000
IMT — Property transfer tax (investment schedule)€8,497
IS — Stamp duty (0.8%)€2,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,750
Total acquisition costs€15,497
Renovation (est. €900/m² × 100 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€90,000
(€70,000–€110,000)
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)€377,697

Gross yield (asking price)

8.1%

True gross yield (all-in)

5.4%

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: 1
Building: 100 m²
Land: 206 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white facadepatterned floor tiles in hallway

Score Breakdown

ROI
8.1
Visual Appeal
7.2
Ownership Security
13
Location
7.2
Land & Space
6.04
Rental Demand
3.26
Payback Speed
1
STR Suitability
4

Description

Nestled in the peaceful streets of Silves' historic center, this traditional townhouse represents a rare opportunity for investors and architecture enthusiasts alike. Located directly beneath the city's iconic ramparts, this property blends the authenticity of an ancient building with the comfort of a luxury renovation

Location

📍 37.1894°N, 8.4414°W

· Silves, Algarve, Portugal

View this property on Portugal à la Carte Lda →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Semi-detached house in Rua Nova da Boa Vista, 52, Zona Histórica, Silves

Silves · Central Algarve · Ref BF-5228 Source verified · Portugal à la Carte Lda · listed 3 Jun 2026
Asking price · Freehold
$271,739
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
1
Built area
100 m²
Land
206 m²
True net yield
2.0%
≈ $1,360/mo net after costs & tax
5-yr total return (net + appreciation)
8.8% / yr avg
Payback in ~49 yrs from rent
Brixfox Score 50 · C+

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

Year built: 1951
Energy: E
Condition: needs-renovation

Description

Nestled in the peaceful streets of Silves' historic center, this traditional townhouse represents a rare opportunity for investors and architecture enthusiasts alike. Located directly beneath the city's iconic ramparts, this property blends the authenticity of an ancient building with the comfort of a luxury renovation

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)
$240/night
50% ($110)Brixfox estimate($240/night)200% ($441)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$13,748
Likely range $8,249 – $19,248
Airbnb data$240/night · 33% occupancy
Rental income
$240/night · 33% occ.
$26,439
Running costs (20%)
Utilities, cleaning, maintenance
-$5,288
Income tax (10%)
Indonesian rental income tax
-$7,403
Property tax
Annual property tax
-$0
Net income
5.1% ROI
$13,748

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.0%

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

Scenario
Pre-tax
After-tax
Owner-managed
5.0%
4.3%
Fully-managed
2.7%
2.0%
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

8.1%

Annual Revenue

$26,439

Income Tax / yr

$2,313

Payback

49 yrs

True All-In Cost
Asking price$271,739
IMT — transfer tax (non-resident 7.5%)$20,380
Stamp duty (0.8%)$2,174
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$327,652

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.6M$1.2M$812K$406K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $250K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$304K
+22%
Rental Income
+$67K
Total Position
$371K
+49%
8.2%/yr
Year 10
Capital Value
$370K
+48%
Rental Income
+$145K
Total Position
$515K
+106%
7.5%/yr
Year 20
Capital Value
$548K
+119%
Rental Income
+$340K
Total Position
$888K
+255%
6.5%/yr
Year 30
Capital Value
$811K
+224%
Rental Income
+$602K
Total Position
$1.4M
+465%
5.9%/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
5.1% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$221 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
206 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $221 — 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 33% — 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.
6.8%
$1,532/mo
40% occ.
9.0%
$2,043/mo
33% occ.
7.4%
$1,666/mo
current
43% occ.
9.6%
$2,176/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.