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Semi-detached house in Centro da Cidade, Silves
Semi-detached house in Centro da Cidade, Silves — image 2Semi-detached house in Centro da Cidade, Silves — image 3Semi-detached house in Centro da Cidade, Silves — image 4Semi-detached house in Centro da Cidade, Silves — image 5
Grade Cvillamid-range

Semi-detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€500,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

38%

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: €15,301/yr
Average Daily Rate: €110
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 767.2 years
5-yr Capital Value: €579,637
10-yr Capital Value: €671,958
Brixfox Score: 40.3 / 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.

€570,125

+14.0% over asking

Asking price€500,000
IMT — Property transfer tax (investment schedule)€27,830
IS — Stamp duty (0.8%)€4,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,500
Total acquisition costs€40,580
Renovation (est. €55/m² × 49 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,695
(€1,470–€3,920)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€570,125

Gross yield (asking price)

3.1%

True gross yield (all-in)

2.7%

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: 49 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad-basedark-red-window-framessmall-balconies

Score Breakdown

ROI
0.52
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
2.98
Rental Demand
3.8
Payback Speed
0
STR Suitability
4

Description

Traditional Townhouse & Commercial Space Stunning Panoramic Views - Silves City Centre. Town House on 3 Levels - 49 m2, energy certificate D, within metres of the Tow Hall building and the City Walls. The accommodation comprises of a lounge with access to 2 balconies, a hallway and a traditional kitchen with dining roo

Location

📍 37.1887°N, 8.4403°W

· Silves, Algarve, Portugal

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

Semi-detached house in Centro da Cidade, Silves

Silves · Central Algarve · Ref BF-5931 Source verified · Minita Real Estate · listed 2 Jun 2026
Asking price · Freehold
$543,478
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
49 m²
True net yield
0.1%
≈ $705/mo net after costs & tax
5-yr total return (net + appreciation)
5.7% / yr avg
Payback in ~767 yrs from rent
Brixfox Score 40 · 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

Energy: D
Condition: good

Description

Traditional Townhouse & Commercial Space Stunning Panoramic Views - Silves City Centre. Town House on 3 Levels - 49 m2, energy certificate D, within metres of the Tow Hall building and the City Walls. The accommodation comprises of a lounge with access to 2 balconies, a hallway and a traditional kitchen with dining roo

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)
$155/night
50% ($71)Brixfox estimate($155/night)200% ($286)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$10,364
Likely range $6,218 – $14,510
Airbnb data$155/night · 38% occupancy
Rental income
$155/night · 38% occ.
$19,932
Running costs (20%)
Utilities, cleaning, maintenance
-$3,986
Income tax (10%)
Indonesian rental income tax
-$5,581
Property tax
Annual property tax
-$0
Net income
1.9% ROI
$10,364

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

0.1%

on all-in cost of $624,620

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.1%
Fully-managed
0.4%
0.1%
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

3.2%

Annual Revenue

$19,932

Income Tax / yr

$1,743

Payback

—

True All-In Cost
Asking price$543,478
IMT — transfer tax (non-resident 7.5%)$40,761
Stamp duty (0.8%)$4,348
Notary + registry$2,174
Legal$6,685
Furnishing + STR launch$27,174
All-in cost$624,620

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.4M$1.8M$1.2M$597K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $500K
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
$608K
+22%
Rental Income
+$51K
Total Position
$659K
+32%
5.7%/yr
Year 10
Capital Value
$740K
+48%
Rental Income
+$109K
Total Position
$849K
+70%
5.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$256K
Total Position
$1.4M
+170%
5.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$454K
Total Position
$2.1M
+315%
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

Ask Brixfox AI

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
1.9% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$143 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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.
2.2%
$993/mo
40% occ.
2.9%
$1,324/mo
38% occ.
2.8%
$1,256/mo
current
48% occ.
3.5%
$1,587/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.