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Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves
Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves — image 2Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves — image 3Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves — image 4Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves — image 5
Grade C+villabudget

Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve ·

€900,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

9%

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: €22,981/yr
Average Daily Rate: €668
-15.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 293.6 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 45.3 / 100
Comparable Properties: 7
Data Confidence: 59%
Search Radius: 15 km

True Investment Cost

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

€1.5M

+62.9% over asking

Asking price€900,000
IMT — Property transfer tax (investment schedule)€54,000
IS — Stamp duty (0.8%)€7,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,500
Total acquisition costs€75,950
Renovation (est. €900/m² × 501 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€450,900
(€350,700–€551,100)
Furnishing & STR launch (8bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,950
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

2.5%

True gross yield (all-in)

1.6%

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: 8
Bathrooms: 4
Building: 501 m²
Land: 4600 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1940
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional white and blue painted facadesmultiple small outbuildings/annexes

Score Breakdown

ROI
1.36
Visual Appeal
6.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
0.94
Payback Speed
0
STR Suitability
4

Description

Located in Poço Barreto, this property offers ample space and great potential, making it perfect for holiday rentals or real estate investment. Main Features: 8 bedrooms, providing multiple usage possibilities 3 kitchens, 2 large and 1 compact Terrace with countryside views, ensuring a peaceful setting Rear land w

Location

📍 37.1654°N, 8.3873°W

· Silves, Algarve, Portugal

Listed by CENTURY21 New Vibe via Idealista.pt
8-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
8-bedroom freehold villa in Silves — photo 2 of 5
8-bedroom freehold villa in Silves — photo 3 of 5
8-bedroom freehold villa in Silves — photo 4 of 5
8-bedroom freehold villa in Silves — photo 5 of 5

Detached house, CM 1158, Vale da Vila - Poço Barreto, Silves

Silves · Central Algarve · Ref BF-5605 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$978,261
Ownership
Freehold
Bedrooms
8
Bathrooms
4
Built area
501 m²
Land
4600 m²
True net yield
0.3%
≈ $1,206/mo net after costs & tax
5-yr total return (net + appreciation)
5.3% / yr avg
Payback in ~294 yrs from rent
Brixfox Score 45 · 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: 1940
Energy: F
Condition: needs-renovation

Description

Located in Poço Barreto, this property offers ample space and great potential, making it perfect for holiday rentals or real estate investment. Main Features: 8 bedrooms, providing multiple usage possibilities 3 kitchens, 2 large and 1 compact Terrace with countryside views, ensuring a peaceful setting Rear land w

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)
$939/night
50% ($432)Brixfox estimate($939/night)200% ($1728)
Occupancy
9%
10%Brixfox estimate(9%)100%

Short-Term Rental

Indicative
Yearly income
$15,563
Likely range $9,338 – $21,788
Airbnb data$939/night · 9% occupancy
Rental income
$939/night · 9% occ.
$29,928
Running costs (20%)
Utilities, cleaning, maintenance
-$5,986
Income tax (10%)
Indonesian rental income tax
-$8,380
Property tax
Annual property tax
-$0
Net income
1.6% ROI
$15,563

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.3%

on all-in cost of $1,100,837

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.1%
Fully-managed
0.6%
0.3%
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

2.7%

Annual Revenue

$29,928

Income Tax / yr

$2,618

Payback

—

True All-In Cost
Asking price$978,261
IMT — transfer tax (non-resident 7.5%)$73,370
Stamp duty (0.8%)$7,826
Notary + registry$2,174
Legal$12,033
Furnishing + STR launch$27,174
All-in cost$1,100,837

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $900K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$76K
Total Position
$1.2M
+30%
5.4%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$164K
Total Position
$1.5M
+66%
5.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$385K
Total Position
$2.4M
+162%
4.9%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$681K
Total Position
$3.6M
+300%
4.7%/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

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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
1.6% annual return
Occupancy
Weak
9% average occupancy
Nightly Rate
Strong
$864 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
4600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $864 — positioned in the top tier
Generous 4600 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 1.6% 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.
7.4%
$5,999/mo
40% occ.
9.8%
$7,999/mo
9% occ.
2.3%
$1,886/mo
current
19% occ.
4.8%
$3,886/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.