T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves
T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves — image 2T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves — image 3T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves — image 4T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves — image 5
Grade C+apartmentbudget

T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves

Silves · Central Algarve ·

€255,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

16%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €9,789/yr
Average Daily Rate: €166
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 31.9 years
5-yr Capital Value: €335,066
10-yr Capital Value: €407,659
Brixfox Score: 47 / 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.

€324,412

+27.2% over asking

Asking price€255,000
IMT — Property transfer tax (investment schedule)€8,847
IS — Stamp duty (0.8%)€2,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,825
Total acquisition costs€15,962
Renovation (est. €350/m² × 95 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€33,250
(€23,750–€42,750)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€324,412

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.0%

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: 95 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1995
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony-railings-with-geometric-cutoutsexterior-window-shutters

Score Breakdown

ROI
11.46
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
3.9
Rental Demand
1.61
Payback Speed
0
STR Suitability
3

Description

3-bedroom apartment ideal for family living, located in the quiet Enxerim neighborhood in Silves, offering a consolidated residential location, close to schools, community centers with sports, cultural, and associative offerings. Located in a building constituted under horizontal property regime composed of 4 fraction

Location

📍 37.1977°N, 8.4294°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua Victor Alves, 4, Enxerim - Barrada, Silves

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

Grade C+ investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score47
GradeC+
Brixfox Intelligence
47C+Moderate
Score Breakdown
ROI & Yield52%
Capital Growth49%
Risk Profile50%
Market Demand47%

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
+6.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$48K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$586/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
39.4 yr
Rental only

Property details

Year built: 1995
Energy: C
Condition: fair

Description

3-bedroom apartment ideal for family living, located in the quiet Enxerim neighborhood in Silves, offering a consolidated residential location, close to schools, community centers with sports, cultural, and associative offerings. Located in a building constituted under horizontal property regime composed of 4 fraction

Income Breakdown

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Nightly Rate (ADR)
$246/night
50% ($113)Brixfox estimate($246/night)200% ($452)
Occupancy
16%
10%Brixfox estimate(16%)100%

Short-Term Rental

Yearly income
$7,030
Airbnb data$246/night · 16% occupancy
Rental income
$246/night · 16% occ.
$14,452
Running costs (20%)
Utilities, cleaning, maintenance
-$2,890
Income tax (10%)
Indonesian rental income tax
-$4,047
Property tax
Annual property tax
-$485
Net income
2.5% ROI
$7,030

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$277,174
IMT (transfer tax, investment schedule)$9,616
Imposto de Selo (stamp duty)$2,217
Notary & registration$1,359
Legal / due diligence$4,158
Total acquisition costs$17,350
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$36,141
($25,815–$46,467)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$352,622

Gross yield (asking)

5.2%

True gross yield (all-in)

4.1%

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.

$1.3M$979K$652K$326K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $255K
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 27: 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
$310K
+22%
Rental Income
+$34K
Total Position
$345K
+35%
6.2%/yr
Year 10
Capital Value
$377K
+48%
Rental Income
+$74K
Total Position
$452K
+77%
5.9%/yr
Year 20
Capital Value
$559K
+119%
Rental Income
+$174K
Total Position
$733K
+187%
5.4%/yr
Year 30
Capital Value
$827K
+224%
Rental Income
+$308K
Total Position
$1.1M
+345%
5.1%/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
2.5% annual return
Occupancy
Weak
16% average occupancy
Nightly Rate
Strong
$226 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $226 — 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 2.5% 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.
6.6%
$1,529/mo
40% occ.
8.9%
$2,053/mo
16% occ.
3.5%
$803/mo
current
26% occ.
5.7%
$1,326/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.