Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves
Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves — image 2Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves — image 3Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves — image 4Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves — image 5
Grade B+villamid-range

Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€765,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

42%

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: €42,953/yr
Average Daily Rate: €280
+3.0% vs area baselinePortuguese-traditional style (+5%), No pool (-12%), Has view (+10%)
Payback Period: 22.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 67.3 / 100
Comparable Properties: 8
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€878,570

+14.8% over asking

Asking price€765,000
IMT — Property transfer tax (investment schedule)€45,900
IS — Stamp duty (0.8%)€6,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,475
Total acquisition costs€64,745
Renovation (est. €55/m² × 205 m²)
Light touch-ups — paint, fixtures, deep clean.		€11,275
(€6,150–€16,400)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€37,550
All-in investment (incl. renovation & furnishing)€878,570

Gross yield (asking price)

5.6%

True gross yield (all-in)

4.9%

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: 4
Bathrooms: 2
Building: 205 m²
Land: 17090 m²
Style: portuguese-traditional
Condition: good
Year Built: 1993
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large artificial turf areamountain views

Score Breakdown

ROI
14.74
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.2
Payback Speed
1
STR Suitability
3

Description

4-Bedroom House with Land and Open Views – Baralha, Canhestros This 4-bedroom house is set on a large plot of 17,090 m², located in the quiet and easily accessible area of Baralha, in Canhestros, just a few minutes from the main urban centers and the Algarve beaches. The house offers 205 m² of gross private area, featu

Location

📍 37.2283°N, 8.3688°W

· Silves, Algarve, Portugal

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

Detached house, Em1116-1, Vale da Vila - Poço Barreto, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
205 m²
Land Plot
17090 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$144K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$2,591/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
26.7 yr
Rental only

Property details

Year built: 1993
Energy: D
Condition: good

Description

4-Bedroom House with Land and Open Views – Baralha, Canhestros This 4-bedroom house is set on a large plot of 17,090 m², located in the quiet and easily accessible area of Baralha, in Canhestros, just a few minutes from the main urban centers and the Algarve beaches. The house offers 205 m² of gross private area, featu

Income Breakdown

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Nightly Rate (ADR)
$408/night
50% ($188)Brixfox estimate($408/night)200% ($751)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$31,095
Airbnb data$408/night · 42% occupancy
Rental income
$408/night · 42% occ.
$62,596
Running costs (20%)
Utilities, cleaning, maintenance
-$12,519
Income tax (10%)
Indonesian rental income tax
-$17,527
Property tax
Annual property tax
-$1,455
Net income
3.7% ROI
$31,095

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$831,522
IMT (transfer tax, investment schedule)$49,891
Imposto de Selo (stamp duty)$6,652
Notary & registration$1,359
Legal / due diligence$12,473
Total acquisition costs$70,375
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$12,255
($6,685–$17,826)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$38,641
All-in investment$952,793

Gross yield (asking)

7.5%

True gross yield (all-in)

6.6%

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.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $765K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$931K
+22%
Rental Income
+$152K
Total Position
$1.1M
+42%
7.2%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$328K
Total Position
$1.5M
+91%
6.7%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$769K
Total Position
$2.4M
+220%
6.0%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$1.4M
Total Position
$3.8M
+402%
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
3.7% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$375 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
17090 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $375 — positioned in the top tier
Generous 17090 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 3.7% 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.
3.6%
$2,484/mo
40% occ.
4.8%
$3,353/mo
42% occ.
5.1%
$3,530/mo
current
52% occ.
6.3%
$4,399/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.