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Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves
Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves — image 2Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves — image 3Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves — image 4Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves — image 5
Grade Bvillamid-range

Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves

Silves · Central Algarve ·

€895,000

Asking Price (EUR)

3.3%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.7%

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: €48,035/yr
Average Daily Rate: €345
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has city (+10%)
Payback Period: 46.7 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 57.1 / 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.

€1.0M

+14.5% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation (est. €55/m² × 262 m²)
Light touch-ups — paint, fixtures, deep clean.		€14,410
(€7,860–€20,960)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

5.4%

True gross yield (all-in)

4.7%

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: 4
Bathrooms: 4
Building: 262 m²
Style: portuguese-traditional
Condition: good
Private Pool
city

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed wooden beam ceilingterraced garden with pooltraditional Portuguese architecture

Score Breakdown

ROI
8.49
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
3.82
Payback Speed
1
STR Suitability
4

Description

This heritage property, with main house plus two self-contained guest suites below, is ideally positioned in the heart of the historic centre of Silves. Just steps from the cathedral and medieval castle, on a quiet cobblestone street, this character-filled home boasts fantastic views across the rooftops of the medieval

Location

📍 37.1899°N, 8.4399°W

· Silves, Algarve, Portugal

Visit SeaToSky Homes, Algarve →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
SeaToSky Homes, Algarve
4-bedroom freehold villa in Silves — photo 2 of 5
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4-bedroom freehold villa in Silves — photo 5 of 5

Semi-detached house in Rua da Misericórdia Nn, Zona Histórica, Silves

Silves · Central Algarve · Ref BF-72214 Source verified · SeaToSky Homes, Algarve · listed 1 Jun 2026
Asking price · Freehold
$972,826
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
262 m²
True net yield
2.1%
≈ $3,684/mo net after costs & tax
5-yr total return (net + appreciation)
7.1% / yr avg
Payback in ~47 yrs from rent
Brixfox Score 57 · B

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

Condition: good
View: city

Description

This heritage property, with main house plus two self-contained guest suites below, is ideally positioned in the heart of the historic centre of Silves. Just steps from the cathedral and medieval castle, on a quiet cobblestone street, this character-filled home boasts fantastic views across the rooftops of the medieval

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)
$485/night
50% ($223)Brixfox estimate($485/night)200% ($892)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$32,531
Likely range $19,518 – $45,543
Airbnb data$485/night · 38% occupancy
Rental income
$485/night · 38% occ.
$62,560
Running costs (20%)
Utilities, cleaning, maintenance
-$12,512
Income tax (10%)
Indonesian rental income tax
-$17,517
Property tax
Annual property tax
-$0
Net income
3.3% ROI
$32,531

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

2.1%

on all-in cost of $1,094,885

Scenario
Pre-tax
After-tax
Owner-managed
4.0%
3.5%
Fully-managed
2.6%
2.1%
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

5.7%

Annual Revenue

$62,560

Income Tax / yr

$5,474

Payback

47 yrs

True All-In Cost
Asking price$972,826
IMT — transfer tax (non-resident 7.5%)$72,962
Stamp duty (0.8%)$7,783
Notary + registry$2,174
Legal$11,966
Furnishing + STR launch$27,174
All-in cost$1,094,885

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.0M$3.7M$2.5M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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
$1.1M
+22%
Rental Income
+$159K
Total Position
$1.2M
+39%
6.9%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$343K
Total Position
$1.7M
+86%
6.4%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$804K
Total Position
$2.8M
+209%
5.8%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.4M
Total Position
$4.3M
+383%
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

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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
Average
3.3% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$446 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 $446 — 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.
3.8%
$3,096/mo
40% occ.
5.1%
$4,128/mo
38% occ.
4.9%
$3,941/mo
current
48% occ.
6.1%
$4,973/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.