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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 C+villamid-range

Detached house in Centro da Cidade, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

5.2%

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: €19,972/yr
Average Daily Rate: €168
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has countryside (+10%)
Payback Period: 71.4 years
5-yr Capital Value: €376,764
10-yr Capital Value: €436,773
Brixfox Score: 48.3 / 100
Comparable Properties: 7
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€381,060

+17.2% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 121 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,655
(€3,630–€9,680)
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)€381,060

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.2%

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: 121 m²
Style: portuguese-traditional
Condition: good
Year Built: 1951
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone patiobougainvillearooftop terracewood-burning stove

Score Breakdown

ROI
5.6
Visual Appeal
10.8
Ownership Security
13
Location
7.2
Land & Space
4.42
Rental Demand
3.25
Payback Speed
0
STR Suitability
4

Description

Charming 2-bedroom Countryside villa set on a 229.30 sqm plot, located in a peaceful countryside area within only 3 km from the historical centre of Silves. This well-maintained property comprises of 2 bedrooms, 2 bathrooms one fitted with a bathtub and the other with a walk-in shower a comfortable living and dining a

Location

📍 37.1856°N, 8.4395°W

· Silves, Algarve, Portugal

Visit 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
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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-72205 Source verified · SERVESUL · listed 1 Jun 2026
Asking price · Freehold
$353,261
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
121 m²
True net yield
1.4%
≈ $1,279/mo net after costs & tax
5-yr total return (net + appreciation)
7.6% / yr avg
Payback in ~71 yrs from rent
Brixfox Score 48 · 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
Condition: good
View: countryside

Description

Charming 2-bedroom Countryside villa set on a 229.30 sqm plot, located in a peaceful countryside area within only 3 km from the historical centre of Silves. This well-maintained property comprises of 2 bedrooms, 2 bathrooms one fitted with a bathtub and the other with a walk-in shower a comfortable living and dining a

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)
$237/night
50% ($109)Brixfox estimate($237/night)200% ($436)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$13,528
Likely range $8,116 – $18,939
Airbnb data$237/night · 33% occupancy
Rental income
$237/night · 33% occ.
$26,015
Running costs (20%)
Utilities, cleaning, maintenance
-$5,203
Income tax (10%)
Indonesian rental income tax
-$7,284
Property tax
Annual property tax
-$0
Net income
3.8% ROI
$13,528

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

1.4%

on all-in cost of $416,275

Scenario
Pre-tax
After-tax
Owner-managed
3.7%
3.1%
Fully-managed
1.9%
1.4%
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

6.3%

Annual Revenue

$26,015

Income Tax / yr

$2,276

Payback

71 yrs

True All-In Cost
Asking price$353,261
IMT — transfer tax (non-resident 7.5%)$26,495
Stamp duty (0.8%)$2,826
Notary + registry$2,174
Legal$4,346
Furnishing + STR launch$27,174
All-in cost$416,275

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.9M$1.4M$947K$473K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$66K
Total Position
$461K
+42%
7.3%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$143K
Total Position
$624K
+92%
6.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$334K
Total Position
$1.0M
+222%
6.0%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$592K
Total Position
$1.6M
+407%
5.6%/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

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
3.8% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $218 — 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 3.8% 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.
5.1%
$1,512/mo
40% occ.
6.8%
$2,017/mo
33% occ.
5.6%
$1,639/mo
current
43% occ.
7.3%
$2,143/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.