Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves
Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves — image 2Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves — image 3Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves — image 4Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves — image 5
Grade Bvillabudget

Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€189,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.5%

True Gross Yield

35%

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: €14,735/yr
Average Daily Rate: €115
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 16.0 years
5-yr Capital Value: €248,343
10-yr Capital Value: €302,147
Brixfox Score: 64.1 / 100
Comparable Properties: 12
Data Confidence: 66%
Search Radius: 6 km

True Investment Cost

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

€329,295

+74.2% over asking

Asking price€189,000
IMT — Property transfer tax (investment schedule)€4,248
IS — Stamp duty (0.8%)€1,512
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,835
Total acquisition costs€9,845
Renovation (est. €900/m² × 124 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€111,600
(€86,800–€136,400)
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)€329,295

Gross yield (asking price)

7.8%

True gross yield (all-in)

4.5%

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: 124 m²
Land: 548 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmultiple outbuildingsextensive surrounding land

Score Breakdown

ROI
17.38
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.5
Payback Speed
2
STR Suitability
3

Description

Renovation opportunity in a quiet area of Vale da Vila, just 5 minutes by car from the center of Silves. Set on a 547.70 sqm plot, the house has exterior walls in good structural condition, providing a solid base for a full renovation project. Official documents describe 5 rooms, currently arranged as 2 bedrooms, liv

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in CM 1159, Vale da Vila - Poço Barreto, Silves

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

Grade B investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$35K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$893/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Property details

Year built: 1951
Energy: Not indicated
Condition: needs-renovation

Description

Renovation opportunity in a quiet area of Vale da Vila, just 5 minutes by car from the center of Silves. Set on a 547.70 sqm plot, the house has exterior walls in good structural condition, providing a solid base for a full renovation project. Official documents describe 5 rooms, currently arranged as 2 bedrooms, liv

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($307)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Yearly income
$10,712
Airbnb data$167/night · 35% occupancy
Rental income
$167/night · 35% occ.
$21,291
Running costs (20%)
Utilities, cleaning, maintenance
-$4,258
Income tax (10%)
Indonesian rental income tax
-$5,962
Property tax
Annual property tax
-$360
Net income
5.2% ROI
$10,712

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$205,435
IMT (transfer tax, investment schedule)$4,617
Imposto de Selo (stamp duty)$1,643
Notary & registration$1,359
Legal / due diligence$3,082
Total acquisition costs$10,701
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$121,304
($94,348–$148,261)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$355,755

Gross yield (asking)

10.4%

True gross yield (all-in)

6.0%

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.

$1.2M$933K$622K$311K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $189K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$230K
+22%
Rental Income
+$52K
Total Position
$282K
+49%
8.4%/yr
Year 10
Capital Value
$280K
+48%
Rental Income
+$113K
Total Position
$393K
+108%
7.6%/yr
Year 20
Capital Value
$414K
+119%
Rental Income
+$265K
Total Position
$679K
+259%
6.6%/yr
Year 30
Capital Value
$613K
+224%
Rental Income
+$469K
Total Position
$1.1M
+472%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
548 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 548 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
Occupancy at 35% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.1%
$1,036/mo
40% occ.
8.1%
$1,391/mo
35% occ.
7.1%
$1,212/mo
current
45% occ.
9.2%
$1,567/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.