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Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves
Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves — image 2Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves — image 3Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves — image 4Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves — image 5
Grade C+villaluxury

Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves

Silves · Central Algarve ·

€999,999

Asking Price (EUR)

2.4%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.6%

True Gross Yield

35%

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: €41,029/yr
Average Daily Rate: €322
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 71.2 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.3M
Brixfox Score: 53.9 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€1.1M

+13.8% over asking

Asking price€999,999
IMT — Property transfer tax (investment schedule)€60,000
IS — Stamp duty (0.8%)€8,000
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€15,000
Total acquisition costs€84,250
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.6%

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: 3
Bathrooms: 4
Building: 151 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

extensive floor-to-ceiling glass wallsintegrated green roofinfinity-edge pool with wooden deckmulti-level design conforming to hillside

Score Breakdown

ROI
5.6
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
5.02
Rental Demand
3.49
Payback Speed
0
STR Suitability
4

Description

Silves Hills, A New Standard of Luxury Living in the Algarve Welcome to Silves Hills, an extraordinary residential estate where timeless elegance meets modern sophistication in Nordic style. Nestled on a 65-hectare hillside just outside the historic town of Silves, this visionary development redefines what it means to

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on SkandiaMäklarna →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
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3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Bairro Caixa d'Água, Enxerim - Barrada, Silves

Silves · Central Algarve · Ref BF-5034 Source verified · SkandiaMäklarna · listed 2 Jun 2026
Asking price · Freehold
$1,086,955
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
151 m²
True net yield
1.4%
≈ $2,924/mo net after costs & tax
5-yr total return (net + appreciation)
6.3% / yr avg
Payback in ~71 yrs from rent
Brixfox Score 54 · 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

Year built: 2026
Energy: A
Condition: new-build

Description

Silves Hills, A New Standard of Luxury Living in the Algarve Welcome to Silves Hills, an extraordinary residential estate where timeless elegance meets modern sophistication in Nordic style. Nestled on a 65-hectare hillside just outside the historic town of Silves, this visionary development redefines what it means to

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)
$453/night
50% ($208)Brixfox estimate($453/night)200% ($833)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Indicative
Yearly income
$27,784
Likely range $16,671 – $38,898
Airbnb data$453/night · 35% occupancy
Rental income
$453/night · 35% occ.
$53,430
Running costs (20%)
Utilities, cleaning, maintenance
-$10,686
Income tax (10%)
Indonesian rental income tax
-$14,961
Property tax
Annual property tax
-$0
Net income
2.6% ROI
$27,784

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
2.9%
2.5%
Fully-managed
1.8%
1.4%
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

4.4%

Annual Revenue

$53,430

Income Tax / yr

$4,675

Payback

71 yrs

True All-In Cost
Asking price$1,086,955
IMT — transfer tax (non-resident 7.5%)$81,522
Stamp duty (0.8%)$8,696
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,219,890

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.1M$3.8M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1000K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$136K
Total Position
$1.4M
+35%
6.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$293K
Total Position
$1.8M
+77%
5.9%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$687K
Total Position
$2.9M
+188%
5.4%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$1.2M
Total Position
$4.5M
+346%
5.1%/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
Weak
2.6% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$417 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $417 — positioned in the top tier
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 2.6% 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.
3.2%
$2,892/mo
40% occ.
4.3%
$3,856/mo
35% occ.
3.7%
$3,366/mo
current
45% occ.
4.8%
$4,330/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.