House in Vale da Vila - Poço Barreto, Silves
House in Vale da Vila - Poço Barreto, Silves — image 2House in Vale da Vila - Poço Barreto, Silves — image 3House in Vale da Vila - Poço Barreto, Silves — image 4House in Vale da Vila - Poço Barreto, Silves — image 5
Grade Bvillabudget

House in Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€550,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

55%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €29,266/yr
Average Daily Rate: €146
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 23.3 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 62.1 / 100
Comparable Properties: 5
Data Confidence: 52%
Search Radius: 6 km

True Investment Cost

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

€861,830

+56.7% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation (est. €900/m² × 271 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€243,900
(€189,700–€298,100)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€861,830

Gross yield (asking price)

5.3%

True gross yield (all-in)

3.4%

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: 271 m²
Land: 8873 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1988
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.37
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.49
Payback Speed
1
STR Suitability
3

Description

3 Bedroom Country House set Within the Rolling Hills in Silves • Living area 271m², construction area 271m² • Plot 8.873m² • 3 Bedrooms, 3 bathrooms • Construction year 1988 • Fireplace • Distance from beach 17km This is an authentic Portuguese style 3-bedroom country house. The interior is finished and furnished bes

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Vale da Vila - Poço Barreto, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
271 m²
Land Plot
8873 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,760/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
28.3 yr
Rental only

Property details

Year built: 1988
Energy: F
Condition: needs-renovation

Description

3 Bedroom Country House set Within the Rolling Hills in Silves • Living area 271m², construction area 271m² • Plot 8.873m² • 3 Bedrooms, 3 bathrooms • Construction year 1988 • Fireplace • Distance from beach 17km This is an authentic Portuguese style 3-bedroom country house. The interior is finished and furnished bes

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$213/night
50% ($98)Brixfox estimate($213/night)200% ($391)
Occupancy
55%
10%Brixfox estimate(55%)100%

Short-Term Rental

Yearly income
$21,123
Airbnb data$213/night · 55% occupancy
Rental income
$213/night · 55% occ.
$42,633
Running costs (20%)
Utilities, cleaning, maintenance
-$8,527
Income tax (10%)
Indonesian rental income tax
-$11,937
Property tax
Annual property tax
-$1,046
Net income
3.5% ROI
$21,123

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$265,109
($206,196–$324,022)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$934,598

Gross yield (asking)

7.1%

True gross yield (all-in)

4.6%

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.

$3.1M$2.3M$1.6M$779K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$103K
Total Position
$772K
+40%
7.0%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$223K
Total Position
$1.0M
+89%
6.5%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$522K
Total Position
$1.7M
+214%
5.9%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$925K
Total Position
$2.7M
+392%
5.5%/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
3.5% annual return
Occupancy
Average
55% average occupancy
Nightly Rate
Good
$196 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
8873 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 8873 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 3.5% 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

35% occ.
3.0%
$1,494/mo
45% occ.
3.9%
$1,947/mo
55% occ.
4.8%
$2,400/mo
current
65% occ.
5.7%
$2,853/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.