Detached house in Rua de Poço Fundo, Vila Fria, Silves
Detached house in Rua de Poço Fundo, Vila Fria, Silves — image 2Detached house in Rua de Poço Fundo, Vila Fria, Silves — image 3Detached house in Rua de Poço Fundo, Vila Fria, Silves — image 4Detached house in Rua de Poço Fundo, Vila Fria, Silves — image 5
Grade Bvillabudget

Detached house in Rua de Poço Fundo, Vila Fria, Silves

Silves · Central Algarve ·

€370,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,375/yr
Average Daily Rate: €175
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 33.8 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 55.5 / 100
Comparable Properties: 10
Data Confidence: 65%
Search Radius: 4 km

True Investment Cost

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

€865,790

+134.0% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €900/m² × 496 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€446,400
(€347,200–€545,600)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€865,790

Gross yield (asking price)

3.6%

True gross yield (all-in)

1.5%

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: 2
Building: 496 m²
Land: 1880 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.21
Visual Appeal
7
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.09
Payback Speed
0
STR Suitability
3

Description

Mixed land located in Vila Fria, Silves, next to the golf courses. The land is in a quiet location and access by tarmac road, perfect for rebuilding and detached house with swimming pool and green space, with some fruit trees. The property is perfect for those looking for a versatile space, with the advantage of hav

Location

📍 37.1612°N, 8.4212°W

· Silves, Algarve, Portugal

View on K&T Mediação Imobiliária Unipessoal Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua de Poço Fundo, Vila Fria, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
496 m²
Land Plot
1880 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+6.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$797/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
42.0 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Mixed land located in Vila Fria, Silves, next to the golf courses. The land is in a quiet location and access by tarmac road, perfect for rebuilding and detached house with swimming pool and green space, with some fruit trees. The property is perfect for those looking for a versatile space, with the advantage of hav

Income Breakdown

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Nightly Rate (ADR)
$259/night
50% ($119)Brixfox estimate($259/night)200% ($477)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$9,565
Airbnb data$259/night · 21% occupancy
Rental income
$259/night · 21% occ.
$19,748
Running costs (20%)
Utilities, cleaning, maintenance
-$3,950
Income tax (10%)
Indonesian rental income tax
-$5,529
Property tax
Annual property tax
-$704
Net income
2.4% ROI
$9,565

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$485,217
($377,391–$593,043)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$938,902

Gross yield (asking)

4.9%

True gross yield (all-in)

2.1%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.9M$1.4M$931K$465K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$450K
+22%
Rental Income
+$47K
Total Position
$497K
+34%
6.1%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$101K
Total Position
$649K
+75%
5.8%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$236K
Total Position
$1.0M
+183%
5.3%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$419K
Total Position
$1.6M
+337%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$238 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
1880 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $238 — positioned in the top tier
Generous 1880 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 2.4% 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.
4.8%
$1,596/mo
40% occ.
6.4%
$2,148/mo
21% occ.
3.3%
$1,094/mo
current
31% occ.
4.9%
$1,645/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.