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House in CM 1158, Vale da Vila - Poço Barreto, Silves
House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 2House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 3House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 4House in CM 1158, Vale da Vila - Poço Barreto, Silves — image 5
Grade Cvillabudget

House in CM 1158, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€200,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

3.0%

True Gross Yield

30%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €9,992/yr
Average Daily Rate: €91
-44.0% vs area baselineImage quality 2/10 (-15%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €231,855
10-yr Capital Value: €268,783
Brixfox Score: 42 / 100
Comparable Properties: 7
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€327,797

+63.9% over asking

Asking price€200,000
IMT — Property transfer tax (investment schedule)€4,997
IS — Stamp duty (0.8%)€1,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,000
Total acquisition costs€10,847
Renovation (est. €900/m² × 109 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€98,100
(€76,300–€119,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€327,797

Gross yield (asking price)

5.0%

True gross yield (all-in)

3.0%

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: 109 m²
Land: 560 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
2.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.01
Payback Speed
0
STR Suitability
4

Description

There are properties that are true blank canvases, waiting for the right vision to be transformed. This typical Algarve single-storey house, located in a tranquil setting near Poço Barreto, Silves, is precisely one of those rare opportunities. With 109 sq. m. of construction area, distributed across several rooms and o

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on KW Flash Algarve - Barlavento →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
KW Flash Algarve - Barlavento
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

House in CM 1158, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve · Ref BF-5033 Source verified · KW Flash Algarve - Barlavento · listed 2 Jun 2026
Asking price · Freehold
$217,391
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
109 m²
Land
560 m²
5-yr total return (net + appreciation)
6.9% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 42 · C

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Energy: Exempt
Condition: needs-renovation

Description

There are properties that are true blank canvases, waiting for the right vision to be transformed. This typical Algarve single-storey house, located in a tranquil setting near Poço Barreto, Silves, is precisely one of those rare opportunities. With 109 sq. m. of construction area, distributed across several rooms and o

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$128/night
50% ($59)Brixfox estimate($128/night)200% ($236)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Indicative
Yearly income
$6,768
Likely range $4,061 – $9,476
Airbnb data$128/night · 30% occupancy
Rental income
$128/night · 30% occ.
$13,016
Running costs (20%)
Utilities, cleaning, maintenance
-$2,603
Income tax (10%)
Indonesian rental income tax
-$3,645
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$6,768

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.0%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
1.7%
1.3%
Fully-managed
0.0%
0.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.8%

Annual Revenue

$13,016

Income Tax / yr

$1,139

Payback

—

True All-In Cost
Asking price$217,391
IMT — transfer tax (non-resident 7.5%)$16,304
Stamp duty (0.8%)$1,739
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$268,793

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.1M$815K$543K$272K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 23: 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
$243K
+22%
Rental Income
+$33K
Total Position
$276K
+38%
6.7%/yr
Year 10
Capital Value
$296K
+48%
Rental Income
+$71K
Total Position
$367K
+84%
6.3%/yr
Year 20
Capital Value
$438K
+119%
Rental Income
+$167K
Total Position
$606K
+203%
5.7%/yr
Year 30
Capital Value
$649K
+224%
Rental Income
+$296K
Total Position
$945K
+372%
5.3%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Average
$118 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
560 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 560 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 3.1% 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.
4.5%
$818/mo
current
40% occ.
6.0%
$1,090/mo
30% occ.
4.5%
$820/mo
current
40% occ.
6.0%
$1,092/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. Market factors in Portugal may impact actual yields.