T3 flat in Enxerim - Barrada, Silves
T3 flat in Enxerim - Barrada, Silves — image 2T3 flat in Enxerim - Barrada, Silves — image 3T3 flat in Enxerim - Barrada, Silves — image 4T3 flat in Enxerim - Barrada, Silves — image 5
Grade C+apartmentmid-range

T3 flat in Enxerim - Barrada, Silves

Silves · Central Algarve ·

€335,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.5%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,766/yr
Average Daily Rate: €227
Payback Period: 30.4 years
5-yr Capital Value: €440,185
10-yr Capital Value: €535,552
Brixfox Score: 51.2 / 100
Comparable Properties: 4
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€396,155

+18.3% over asking

Asking price€335,000
IMT — Property transfer tax (investment schedule)€14,630
IS — Stamp duty (0.8%)€2,680
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,025
Total acquisition costs€23,585
Renovation (est. €55/m² × 134 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,370
(€4,020–€10,720)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€396,155

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.5%

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: 134 m²
Style: contemporary
Condition: good
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

herringbone accent wall in kitchenmodern industrial dining tablechildren's themed bunk bed room

Score Breakdown

ROI
11.67
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.68
Rental Demand
1.66
Payback Speed
0
STR Suitability
3

Description

Fully Renovated T1 + 2 -Bedroom Apartment in Silves with Castle Views We are pleased to present this bright and spaciousT1 + 2 -bedroom apartment located in Silves, offering open views of the Silves Castle. The property is set in a quiet residential area, while remaining close to all amenities and services. With sout

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Enxerim - Barrada, Silves

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

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

Go to Source via Idealista.pt

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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%
+$63K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$809/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: D
Condition: good

Description

Fully Renovated T1 + 2 -Bedroom Apartment in Silves with Castle Views We are pleased to present this bright and spaciousT1 + 2 -bedroom apartment located in Silves, offering open views of the Silves Castle. The property is set in a quiet residential area, while remaining close to all amenities and services. With sout

Income Breakdown

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Nightly Rate (ADR)
$328/night
50% ($151)Brixfox estimate($328/night)200% ($603)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$9,710
Airbnb data$328/night · 17% occupancy
Rental income
$328/night · 17% occ.
$19,898
Running costs (20%)
Utilities, cleaning, maintenance
-$3,980
Income tax (10%)
Indonesian rental income tax
-$5,571
Property tax
Annual property tax
-$637
Net income
2.7% ROI
$9,710

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$364,130
IMT (transfer tax, investment schedule)$15,902
Imposto de Selo (stamp duty)$2,913
Notary & registration$1,359
Legal / due diligence$5,462
Total acquisition costs$25,636
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,011
($4,370–$11,652)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$430,603

Gross yield (asking)

5.5%

True gross yield (all-in)

4.6%

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.

$1.7M$1.3M$869K$435K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $335K
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
$408K
+22%
Rental Income
+$47K
Total Position
$455K
+36%
6.3%/yr
Year 10
Capital Value
$496K
+48%
Rental Income
+$102K
Total Position
$598K
+79%
6.0%/yr
Year 20
Capital Value
$734K
+119%
Rental Income
+$240K
Total Position
$974K
+191%
5.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$425K
Total Position
$1.5M
+351%
5.2%/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
17% average occupancy
Nightly Rate
Strong
$301 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 $301 — 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 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.
6.7%
$2,040/mo
40% occ.
9.0%
$2,737/mo
17% occ.
3.7%
$1,108/mo
current
27% occ.
5.9%
$1,805/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.