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Estate in Tunes
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Grade C+villamid-range

Estate in Tunes

Silves · Central Algarve ·

€489,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

4.5%

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: €25,961/yr
Average Daily Rate: €213
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 66.0 years
5-yr Capital Value: €566,885
10-yr Capital Value: €657,175
Brixfox Score: 53.2 / 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.

€571,372

+16.8% over asking

Asking price€489,000
IMT — Property transfer tax (investment schedule)€26,950
IS — Stamp duty (0.8%)€3,912
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,335
Total acquisition costs€39,447
Renovation (est. €55/m² × 195 m²)
Light touch-ups — paint, fixtures, deep clean.		€10,725
(€5,850–€15,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€571,372

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.5%

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: 3
Bathrooms: 4
Building: 195 m²
Land: 472 m²
Style: portuguese-traditional
Condition: good
Year Built: 1950
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue window and door framestraditional terracotta roof tiles

Score Breakdown

ROI
6.04
Visual Appeal
8.8
Ownership Security
13
Location
7.2
Land & Space
10.78
Rental Demand
3.34
Payback Speed
0
STR Suitability
4

Description

**Typical Algarve House with Sea and Country Views** Discover this charming, typical Algarve house, already restored and legalized, which combines traditional charm with modern comfort. With a privileged location in the heart of the Algarve, this property offers stunning views of the sea and countryside, perfect for t

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed by Victoria Costantini via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

Estate in Tunes

Silves · Central Algarve · Ref BF-5938 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$531,522
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
195 m²
Land
472 m²
True net yield
1.5%
≈ $1,765/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~66 yrs from rent
Brixfox Score 53 · 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: 1950
Energy: E
Condition: good

Description

**Typical Algarve House with Sea and Country Views** Discover this charming, typical Algarve house, already restored and legalized, which combines traditional charm with modern comfort. With a privileged location in the heart of the Algarve, this property offers stunning views of the sea and countryside, perfect for t

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)
$300/night
50% ($138)Brixfox estimate($300/night)200% ($551)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$17,583
Likely range $10,550 – $24,616
Airbnb data$300/night · 33% occupancy
Rental income
$300/night · 33% occ.
$33,814
Running costs (20%)
Utilities, cleaning, maintenance
-$6,763
Income tax (10%)
Indonesian rental income tax
-$9,468
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$17,583

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.5%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.0%
Fully-managed
2.0%
1.5%
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

5.5%

Annual Revenue

$33,814

Income Tax / yr

$2,959

Payback

66 yrs

True All-In Cost
Asking price$531,522
IMT — transfer tax (non-resident 7.5%)$39,864
Stamp duty (0.8%)$4,252
Notary + registry$2,174
Legal$6,538
Furnishing + STR launch$27,174
All-in cost$611,524

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.7M$2.0M$1.4M$677K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $489K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$595K
+22%
Rental Income
+$86K
Total Position
$681K
+39%
6.8%/yr
Year 10
Capital Value
$724K
+48%
Rental Income
+$185K
Total Position
$909K
+86%
6.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$435K
Total Position
$1.5M
+208%
5.8%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$770K
Total Position
$2.4M
+382%
5.4%/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
Average
3.3% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$276 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Good
472 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $276 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.3% 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.
4.3%
$1,914/mo
40% occ.
5.8%
$2,552/mo
33% occ.
4.8%
$2,130/mo
current
43% occ.
6.2%
$2,768/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.