T1 flat in Rua de São José, Enxerim - Barrada, Silves
T1 flat in Rua de São José, Enxerim - Barrada, Silves — image 2T1 flat in Rua de São José, Enxerim - Barrada, Silves — image 3T1 flat in Rua de São José, Enxerim - Barrada, Silves — image 4T1 flat in Rua de São José, Enxerim - Barrada, Silves — image 5
Grade C+apartmentmid-range

T1 flat in Rua de São José, Enxerim - Barrada, Silves

Silves · Central Algarve ·

€319,999

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

36%

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: €10,617/yr
Average Daily Rate: €81
Payback Period: 36.8 years
5-yr Capital Value: €420,474
10-yr Capital Value: €511,571
Brixfox Score: 52.4 / 100
Comparable Properties: 11
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€368,909

+15.3% over asking

Asking price€319,999
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 134 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,370
(€4,020–€10,720)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€368,909

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.9%

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: 1
Bathrooms: 2
Building: 134 m²
Style: contemporary
Condition: good
Year Built: 2005
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed bulb pendant lightingherringbone pattern kitchen backsplashopen-plan living/dining/kitchen

Score Breakdown

ROI
10.87
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.68
Rental Demand
3.6
Payback Speed
0
STR Suitability
3

Description

We present this 1+2 bedroom apartment with magnificent views over the city of Silves, situated in a quiet and privileged location, ideal for those seeking comfort, space and quality of life. With a gross area of 134 m² and 105 m² of usable area, this property stands out for its generous areas and excellent layout. It

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Vista Plaza →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua de São José, Enxerim - Barrada, Silves

Inventory
1 Beds
Bathrooms
2 Baths
Built Area
134 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 2.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$629/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.1 yr
Rental only

Property details

Year built: 2005
Energy: D
Condition: good

Description

We present this 1+2 bedroom apartment with magnificent views over the city of Silves, situated in a quiet and privileged location, ideal for those seeking comfort, space and quality of life. With a gross area of 134 m² and 105 m² of usable area, this property stands out for its generous areas and excellent layout. It

Income Breakdown

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Nightly Rate (ADR)
$119/night
50% ($55)Brixfox estimate($119/night)200% ($220)
Occupancy
36%
10%Brixfox estimate(36%)100%

Short-Term Rental

Yearly income
$7,550
Airbnb data$119/night · 36% occupancy
Rental income
$119/night · 36% occ.
$15,689
Running costs (20%)
Utilities, cleaning, maintenance
-$3,138
Income tax (10%)
Indonesian rental income tax
-$4,393
Property tax
Annual property tax
-$609
Net income
2.2% ROI
$7,550

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$347,825
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,011
($4,370–$11,652)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$400,988

Gross yield (asking)

4.5%

True gross yield (all-in)

3.9%

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.

$1.6M$1.2M$787K$393K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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 30: 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
$389K
+22%
Rental Income
+$37K
Total Position
$426K
+33%
5.9%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$80K
Total Position
$553K
+73%
5.6%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$187K
Total Position
$888K
+177%
5.2%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$330K
Total Position
$1.4M
+328%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
36% average occupancy
Nightly Rate
Average
$110 per night
Visual Appeal
Good
6/10 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 2.2% 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.
2.5%
$712/mo
40% occ.
3.3%
$966/mo
36% occ.
3.0%
$864/mo
current
46% occ.
3.9%
$1,119/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.