House in CM 1158, Vale da Vila - Poço Barreto, Silves
House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 2House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 3House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 4House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 5
Grade C+villabudget

House in CM 1158, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€200,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €8,111/yr
Average Daily Rate: €75
Payback Period: 30.4 years
5-yr Capital Value: €262,797
10-yr Capital Value: €319,733
Brixfox Score: 52.6 / 100
Comparable Properties: 16
Data Confidence: 69%
Search Radius: 6 km

True Investment Cost

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

€327,797

+63.9% over asking

Asking price€200,000
IMT — Property transfer tax (investment schedule)€4,997
IS — Stamp duty (0.8%)€1,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,000
Total acquisition costs€10,847
Renovation (est. €900/m² × 109 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€98,100
(€76,300–€119,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€327,797

Gross yield (asking price)

4.1%

True gross yield (all-in)

2.5%

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: 2
Bathrooms: 1
Building: 109 m²
Land: 560 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.67
Visual Appeal
2.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.98
Payback Speed
0
STR Suitability
3

Description

There are properties that are true blank canvases, waiting for the right vision to be transformed. This typical Algarve single-storey house, located in a tranquil setting near Poço Barreto, Silves, is precisely one of those rare opportunities. With 109 sq. m. of construction area, distributed across several rooms and o

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in CM 1158, Vale da Vila - Poço Barreto, Silves

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

Grade C+ investment — short-term rental yields 2.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$38K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$483/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
37.5 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

There are properties that are true blank canvases, waiting for the right vision to be transformed. This typical Algarve single-storey house, located in a tranquil setting near Poço Barreto, Silves, is precisely one of those rare opportunities. With 109 sq. m. of construction area, distributed across several rooms and o

Income Breakdown

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Nightly Rate (ADR)
$109/night
50% ($50)Brixfox estimate($109/night)200% ($201)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$5,791
Airbnb data$109/night · 30% occupancy
Rental income
$109/night · 30% occ.
$11,867
Running costs (20%)
Utilities, cleaning, maintenance
-$2,373
Income tax (10%)
Indonesian rental income tax
-$3,323
Property tax
Annual property tax
-$380
Net income
2.7% ROI
$5,791

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$217,391
IMT (transfer tax, investment schedule)$5,432
Imposto de Selo (stamp duty)$1,739
Notary & registration$1,359
Legal / due diligence$3,261
Total acquisition costs$11,790
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$106,630
($82,935–$130,326)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$354,127

Gross yield (asking)

5.5%

True gross yield (all-in)

3.4%

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.

$1.0M$778K$519K$259K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 26: 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
$243K
+22%
Rental Income
+$28K
Total Position
$272K
+36%
6.3%/yr
Year 10
Capital Value
$296K
+48%
Rental Income
+$61K
Total Position
$357K
+79%
6.0%/yr
Year 20
Capital Value
$438K
+119%
Rental Income
+$143K
Total Position
$581K
+191%
5.5%/yr
Year 30
Capital Value
$649K
+224%
Rental Income
+$253K
Total Position
$902K
+351%
5.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.7% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Average
$100 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
560 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 560 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 2.7% 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.
3.7%
$665/mo
current
40% occ.
5.0%
$897/mo
30% occ.
3.6%
$660/mo
current
40% occ.
4.9%
$893/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.