Detached house in Vale da Vila - Poço Barreto, Silves
Detached house in Vale da Vila - Poço Barreto, Silves — image 2Detached house in Vale da Vila - Poço Barreto, Silves — image 3Detached house in Vale da Vila - Poço Barreto, Silves — image 4Detached house in Vale da Vila - Poço Barreto, Silves — image 5
Grade B+villamid-range

Detached house in Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€475,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.1%

True Gross Yield

46%

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: €33,905/yr
Average Daily Rate: €204
Payback Period: 17.3 years
5-yr Capital Value: €624,143
10-yr Capital Value: €759,365
Brixfox Score: 68.4 / 100
Comparable Properties: 5
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€560,220

+17.9% over asking

Asking price€475,000
IMT — Property transfer tax (investment schedule)€25,830
IS — Stamp duty (0.8%)€3,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,125
Total acquisition costs€38,005
Renovation (est. €55/m² × 273 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,015
(€8,190–€21,840)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€560,220

Gross yield (asking price)

7.1%

True gross yield (all-in)

6.1%

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: 3
Building: 273 m²
Land: 8816 m²
Style: portuguese-traditional
Condition: good
Year Built: 1945
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

exposed-wooden-beamswood-burning-stoveterracotta-flooring

Score Breakdown

ROI
16.68
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.55
Payback Speed
2
STR Suitability
3

Description

Country house, set in a plot of land with 8873 m2, Recently renovated to maintain its traditional, rustic style, with very generous areas, high ceilings, and bedrooms, one of which is en suite, 3 full bathrooms 2 very cosy living rooms, well positioned to accommodate your family, patio with oven and the possibility

Location

📍 37.1936°N, 8.4018°W

· Silves, Algarve, Portugal

View on Famous Group Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vale da Vila - Poço Barreto, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
273 m²
Land Plot
8816 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$89K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$2,077/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.7 yr
Rental only

Property details

Year built: 1945
Energy: E
Condition: good

Description

Country house, set in a plot of land with 8873 m2, Recently renovated to maintain its traditional, rustic style, with very generous areas, high ceilings, and bedrooms, one of which is en suite, 3 full bathrooms 2 very cosy living rooms, well positioned to accommodate your family, patio with oven and the possibility

Income Breakdown

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Nightly Rate (ADR)
$299/night
50% ($138)Brixfox estimate($299/night)200% ($550)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$24,929
Airbnb data$299/night · 46% occupancy
Rental income
$299/night · 46% occ.
$49,678
Running costs (20%)
Utilities, cleaning, maintenance
-$9,936
Income tax (10%)
Indonesian rental income tax
-$13,910
Property tax
Annual property tax
-$904
Net income
4.8% ROI
$24,929

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$516,304
IMT (transfer tax, investment schedule)$28,076
Imposto de Selo (stamp duty)$4,130
Notary & registration$1,359
Legal / due diligence$7,745
Total acquisition costs$41,310
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,321
($8,902–$23,739)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$606,761

Gross yield (asking)

9.6%

True gross yield (all-in)

8.2%

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.

$3.0M$2.3M$1.5M$757K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $475K
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 17: 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
$578K
+22%
Rental Income
+$122K
Total Position
$700K
+47%
8.1%/yr
Year 10
Capital Value
$703K
+48%
Rental Income
+$263K
Total Position
$966K
+103%
7.4%/yr
Year 20
Capital Value
$1.0M
+119%
Rental Income
+$616K
Total Position
$1.7M
+249%
6.4%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.1M
Total Position
$2.6M
+454%
5.9%/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
Average
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$275 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Strong
8816 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $275 — positioned in the top tier
Generous 8816 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 4.8% is near 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.
4.3%
$1,835/mo
40% occ.
5.7%
$2,471/mo
46% occ.
6.6%
$2,823/mo
current
56% occ.
8.0%
$3,459/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.