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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 Cvillabudget

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.2%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

36%

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: €12,702/yr
Average Daily Rate: €97
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €457,913
10-yr Capital Value: €530,847
Brixfox Score: 44.4 / 100
Comparable Properties: 7
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€498,515

+26.2% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €900/m² × 61 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€54,900
(€42,700–€67,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€498,515

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.5%

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: 61 m²
Land: 7040 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

river_viewlarge_plot_of_landtraditional_portuguese_architecture

Score Breakdown

ROI
0
Visual Appeal
4.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.59
Payback Speed
0
STR Suitability
4

Description

Detached House to renovate on a 7040sqm plot with river views, located just 5 minutes from Silves. The house requires restoration and consists of several rooms, a stable, several agricultural outbuildings, and a water tank. There is the possibility of expanding the existing house and converting the existing water tank

Location

📍 37.1863°N, 8.4391°W

· Silves, Algarve, Portugal

View this property on SERVESUL →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
SERVESUL
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
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2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Centro da Cidade, Silves

Silves · Central Algarve · Ref BF-5870 Source verified · SERVESUL · listed 2 Jun 2026
Asking price · Freehold
$429,348
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
61 m²
Land
7040 m²
5-yr total return (net + appreciation)
5.8% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 44 · 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: Exempt
Condition: needs-renovation

Description

Detached House to renovate on a 7040sqm plot with river views, located just 5 minutes from Silves. The house requires restoration and consists of several rooms, a stable, several agricultural outbuildings, and a water tank. There is the possibility of expanding the existing house and converting the existing water tank

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)
$136/night
50% ($63)Brixfox estimate($136/night)200% ($251)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Indicative
Yearly income
$8,603
Likely range $5,162 – $12,045
Airbnb data$136/night · 36% occupancy
Rental income
$136/night · 36% occ.
$16,545
Running costs (20%)
Utilities, cleaning, maintenance
-$3,309
Income tax (10%)
Indonesian rental income tax
-$4,632
Property tax
Annual property tax
-$0
Net income
2.0% ROI
$8,603

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $499,613

Scenario
Pre-tax
After-tax
Owner-managed
1.2%
0.9%
Fully-managed
0.2%
0.0%
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

3.3%

Annual Revenue

$16,545

Income Tax / yr

$1,448

Payback

—

True All-In Cost
Asking price$429,348
IMT — transfer tax (non-resident 7.5%)$32,201
Stamp duty (0.8%)$3,435
Notary + registry$2,174
Legal$5,282
Furnishing + STR launch$27,174
All-in cost$499,613

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.9M$1.4M$953K$477K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $395K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$481K
+22%
Rental Income
+$42K
Total Position
$523K
+32%
5.8%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$91K
Total Position
$675K
+71%
5.5%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$213K
Total Position
$1.1M
+173%
5.1%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$377K
Total Position
$1.7M
+320%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Good
$125 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
7040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 7040 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.0% is below 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.
2.4%
$871/mo
40% occ.
3.2%
$1,162/mo
36% occ.
2.9%
$1,042/mo
current
46% occ.
3.7%
$1,333/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.