Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves
Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves — image 2Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves — image 3Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves — image 4Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves — image 5
Grade Bvillamid-range

Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

1.1%

True Net Yield (Owner, all-in)

0.8%

True Net Yield (Managed, all-in)

1.7%

True Gross Yield

19%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €8,592/yr
Average Daily Rate: €124
Payback Period: 64.5 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 60.1 / 100
Comparable Properties: 8
Data Confidence: 64%
Search Radius: 4 km

True Investment Cost

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

€512,280

+13.8% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€512,280

Gross yield (asking price)

1.9%

True gross yield (all-in)

1.7%

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: 2
Bathrooms: 1
Building: 96 m²
Land: 500 m²
Style: portuguese-traditional
Condition: excellent
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

lavender gardenbougainvillea pergolastone retaining wallolive trees

Score Breakdown

ROI
9.23
Visual Appeal
13.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.89
Payback Speed
0
STR Suitability
3

Description

T2 house, completely rebuilt, still in finishing stages. Located in a very quiet area. Very good plot area. No intermediaries.

Location

📍 37.1739°N, 8.4079°W

· Silves, Algarve, Portugal

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

Semi-detached house in Caminho Municipal, 1154, Vale da Vila - Poço Barreto, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
96 m²
Land Plot
500 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.2%
$474/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
85.9 yr
Rental only

Property details

Energy: Not indicated
Condition: excellent

Description

T2 house, completely rebuilt, still in finishing stages. Located in a very quiet area. Very good plot area. No intermediaries.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$182/night
50% ($84)Brixfox estimate($182/night)200% ($336)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$5,692
Airbnb data$182/night · 19% occupancy
Rental income
$182/night · 19% occ.
$12,591
Running costs (20%)
Utilities, cleaning, maintenance
-$2,518
Income tax (10%)
Indonesian rental income tax
-$3,526
Property tax
Annual property tax
-$856
Net income
1.2% ROI
$5,692

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$554,652

Gross yield (asking)

2.6%

True gross yield (all-in)

2.3%

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.

$2.0M$1.5M$982K$491K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $450K
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$28K
Total Position
$575K
+28%
5.0%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$60K
Total Position
$726K
+61%
4.9%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$141K
Total Position
$1.1M
+150%
4.7%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$249K
Total Position
$1.7M
+280%
4.5%/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
Weak
1.2% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Good
$168 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
500 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.2% 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.
2.7%
$1,093/mo
40% occ.
3.6%
$1,482/mo
19% occ.
1.6%
$663/mo
current
29% occ.
2.6%
$1,051/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.