Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves
Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves — image 2Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves — image 3Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves — image 4Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves — image 5
Grade Avillaluxury

Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€1.4M

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 53% confidence).

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

True Gross Yield

34%

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: €144,265/yr
Average Daily Rate: €1173
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 12.6 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 75.8 / 100
Comparable Properties: 2
Data Confidence: 53%
Search Radius: 10 km

True Investment Cost

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

€1.7M

+15.4% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation€0 — move-in ready
Furnishing & STR launch (6bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€79,850
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

9.9%

True gross yield (all-in)

8.6%

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: 6
Bathrooms: 3
Building: 240 m²
Land: 4040 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2001
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

circular turret with domed roofexpansive arched balconycurved swimming pooloutdoor dining pergola

Score Breakdown

ROI
20.03
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.37
Payback Speed
3
STR Suitability
3

Description

Welcome to Casa Mirador – a place where classic Portuguese charm meets modern comfort and panoramic views. Perched peacefully on a hilltop, this beautiful villa offers a haven of privacy and serenity, with sweeping views of the countryside and the distant coastline. Inside, the villa features 5 spacious bedrooms sprea

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Ruth de Jong Real Estate & Consultancy →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Sitio do Carrascal, Vale da Vila - Poço Barreto, Silves

Inventory
6 Beds
Bathrooms
3 Baths
Built Area
240 m²
Land Plot
4040 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+10.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$272K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$8,802/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.9 yr
Rental only

Property details

Year built: 2001
Energy: B-
Condition: excellent

Description

Welcome to Casa Mirador – a place where classic Portuguese charm meets modern comfort and panoramic views. Perched peacefully on a hilltop, this beautiful villa offers a haven of privacy and serenity, with sweeping views of the countryside and the distant coastline. Inside, the villa features 5 spacious bedrooms sprea

Income Breakdown

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Nightly Rate (ADR)
$1,695/night
50% ($780)Brixfox estimate($1,695/night)200% ($3118)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$105,626
Airbnb data$1,695/night · 34% occupancy
Rental income
$1,695/night · 34% occ.
$208,430
Running costs (20%)
Utilities, cleaning, maintenance
-$41,686
Income tax (10%)
Indonesian rental income tax
-$58,361
Property tax
Annual property tax
-$2,758
Net income
6.7% ROI
$105,626

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
RenovationMove-in ready
Furnishing & STR launch
6bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$84,620
All-in investment$1,816,522

Gross yield (asking)

13.2%

True gross yield (all-in)

11.5%

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.

$10.7M$8.0M$5.4M$2.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$516K
Total Position
$2.3M
+57%
9.5%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$1.1M
Total Position
$3.3M
+125%
8.4%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.6M
Total Position
$5.8M
+299%
7.2%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$4.6M
Total Position
$9.3M
+543%
6.4%/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
Good
6.7% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$1559 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4040 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1559 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4040 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 34% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.1%
$10,594/mo
40% occ.
10.8%
$14,202/mo
34% occ.
9.1%
$11,929/mo
current
44% occ.
11.8%
$15,537/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.