Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves
Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves — image 2Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves — image 3Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves — image 4Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves — image 5
Grade C+villamid-range

Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves

Silves · Central Algarve ·

€499,000

Asking Price (EUR)

1.6%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

2.5%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 13% 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: €14,622/yr
Average Daily Rate: €241
Payback Period: 41.9 years
5-yr Capital Value: €655,679
10-yr Capital Value: €797,733
Brixfox Score: 51.4 / 100
Comparable Properties: 5
Data Confidence: 68%
Search Radius: 2 km

True Investment Cost

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

€592,922

+18.8% over asking

Asking price€499,000
IMT — Property transfer tax (investment schedule)€27,750
IS — Stamp duty (0.8%)€3,992
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,485
Total acquisition costs€40,477
Renovation (est. €55/m² × 289 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,895
(€8,670–€23,120)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€592,922

Gross yield (asking price)

2.9%

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: 4
Bathrooms: 2
Building: 289 m²
Land: 295 m²
Style: portuguese-traditional
Condition: good
Year Built: 1977
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large covered patioexposed wooden beam ceilinghammock

Score Breakdown

ROI
10.41
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6.08
Rental Demand
1.66
Payback Speed
0
STR Suitability
3

Description

If you are looking for comfort, tranquillity, and a prime location, this is the perfect opportunity for you! Situated in a quiet area in Enxerim, Silves, this detached house has been carefully designed to provide well-being and practicality in every detail. On the ground floor, there is 1 bedroom, 1 functional bathroom

Location

📍 37.2000°N, 8.4288°W

· Silves, Algarve, Portugal

View on Century21 Realty Art 2 →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua da Boavista, Nn, Enxerim - Barrada, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
289 m²
Land Plot
295 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.9% 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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$94K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$853/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
53.0 yr
Rental only

Property details

Year built: 1977
Energy: C
Condition: good

Description

If you are looking for comfort, tranquillity, and a prime location, this is the perfect opportunity for you! Situated in a quiet area in Enxerim, Silves, this detached house has been carefully designed to provide well-being and practicality in every detail. On the ground floor, there is 1 bedroom, 1 functional bathroom

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$355/night
50% ($163)Brixfox estimate($355/night)200% ($653)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$10,240
Airbnb data$355/night · 17% occupancy
Rental income
$355/night · 17% occ.
$21,518
Running costs (20%)
Utilities, cleaning, maintenance
-$4,304
Income tax (10%)
Indonesian rental income tax
-$6,025
Property tax
Annual property tax
-$949
Net income
1.9% ROI
$10,240

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$542,391
IMT (transfer tax, investment schedule)$30,163
Imposto de Selo (stamp duty)$4,339
Notary & registration$1,359
Legal / due diligence$8,136
Total acquisition costs$43,997
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$17,277
($9,424–$25,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$642,307

Gross yield (asking)

4.0%

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.

$2.4M$1.8M$1.2M$594K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $499K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$607K
+22%
Rental Income
+$50K
Total Position
$657K
+32%
5.7%/yr
Year 10
Capital Value
$739K
+48%
Rental Income
+$108K
Total Position
$847K
+70%
5.4%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$253K
Total Position
$1.3M
+170%
5.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$448K
Total Position
$2.1M
+314%
4.9%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.9% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$326 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Average
295 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $326 — 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 1.9% 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%
$2,187/mo
40% occ.
6.5%
$2,942/mo
17% occ.
2.6%
$1,176/mo
current
27% occ.
4.3%
$1,931/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.