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 ·

€340,000

Asking Price (EUR)

2.2%

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 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: €13,955/yr
Average Daily Rate: €226
Payback Period: 29.8 years
5-yr Capital Value: €446,755
10-yr Capital Value: €543,546
Brixfox Score: 51.5 / 100
Comparable Properties: 4
Data Confidence: 75%
Search Radius: 2 km

True Investment Cost

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

€402,110

+18.3% over asking

Asking price€340,000
IMT — Property transfer tax (investment schedule)€15,030
IS — Stamp duty (0.8%)€2,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,100
Total acquisition costs€24,100
Renovation (est. €55/m² × 142 m²)
Light touch-ups — paint, fixtures, deep clean.		€7,810
(€4,260–€11,360)
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)€402,110

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: 142 m²
Style: contemporary
Condition: good
Year Built: 2004
Energy Certificate: B-

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

fireplacecurved sectional sofaair conditioning unit

Score Breakdown

ROI
11.77
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.84
Rental Demand
1.69
Payback Speed
0
STR Suitability
3

Description

Spacious T3 apartment with elevator and garage for sale in Silves. Property in excellent condition. Composed of: entrance hall, living room with fireplace, kitchen, pantry, 3 bedrooms, 2 full bathrooms. One of the bedrooms is a suite and the others are single, all with built-in wardrobes. All rooms are spacious and wel

Location

📍 37.1931°N, 8.4474°W

· Silves, Algarve, Portugal

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Silves / Central Algarve

T3 flat in Enxerim - Barrada, Silves

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

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

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The Investment

Brixfox Score52
GradeC+
Brixfox Intelligence
52C+Moderate
Score Breakdown
ROI & Yield57%
Capital Growth55%
Risk Profile54%
Market Demand52%

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
+6.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$64K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.7%
$839/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
36.7 yr
Rental only

Property details

Year built: 2004
Energy: B-
Condition: good

Description

Spacious T3 apartment with elevator and garage for sale in Silves. Property in excellent condition. Composed of: entrance hall, living room with fireplace, kitchen, pantry, 3 bedrooms, 2 full bathrooms. One of the bedrooms is a suite and the others are single, all with built-in wardrobes. All rooms are spacious and wel

Income Breakdown

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Nightly Rate (ADR)
$334/night
50% ($154)Brixfox estimate($334/night)200% ($615)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$10,065
Airbnb data$334/night · 17% occupancy
Rental income
$334/night · 17% occ.
$20,600
Running costs (20%)
Utilities, cleaning, maintenance
-$4,120
Income tax (10%)
Indonesian rental income tax
-$5,768
Property tax
Annual property tax
-$647
Net income
2.7% ROI
$10,065

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$369,565
IMT (transfer tax, investment schedule)$16,337
Imposto de Selo (stamp duty)$2,957
Notary & registration$1,359
Legal / due diligence$5,543
Total acquisition costs$26,196
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$8,489
($4,630–$12,348)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$437,076

Gross yield (asking)

5.6%

True gross yield (all-in)

4.7%

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.

$1.8M$1.3M$887K$444K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $340K
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
$414K
+22%
Rental Income
+$49K
Total Position
$463K
+36%
6.4%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$106K
Total Position
$609K
+79%
6.0%/yr
Year 20
Capital Value
$745K
+119%
Rental Income
+$249K
Total Position
$994K
+192%
5.5%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$441K
Total Position
$1.5M
+354%
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
$308 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $308 — 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.
6.8%
$2,082/mo
40% occ.
9.1%
$2,794/mo
17% occ.
3.7%
$1,148/mo
current
27% occ.
6.0%
$1,860/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.