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Terraced house in Enxerim - Barrada, Silves
Grade C+villamid-range

Terraced house in Enxerim - Barrada, Silves

Silves · Central Algarve ·

€600,000

Asking Price (EUR)

3.5%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.1%

True Gross Yield

38%

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: €35,135/yr
Average Daily Rate: €253
-12.0% vs area baselineNo pool (-12%)
Payback Period: 47.7 years
5-yr Capital Value: €695,564
10-yr Capital Value: €806,350
Brixfox Score: 53.6 / 100
Comparable Properties: 8
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€688,430

+14.7% over asking

Asking price€600,000
IMT — Property transfer tax (investment schedule)€35,830
IS — Stamp duty (0.8%)€4,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,000
Total acquisition costs€50,880
Renovation€0 — move-in ready
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)€688,430

Gross yield (asking price)

5.9%

True gross yield (all-in)

5.1%

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
Building: 303 m²
Style: minimalist
Condition: new-build

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

external staircaseminimalist white facadedark framed windows and railings

Score Breakdown

ROI
8.35
Visual Appeal
10.2
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
3.8
Payback Speed
1
STR Suitability
4

Description

Private gated residence of T3+1, T1+1 and studio with impressive views, Silves •Living area 75m2 and 228m² Construction 303m² •Year of construction 2019 onwards •House on two floors 3 bedrooms 4 bathrooms •Apartment 1 bedroom 1 bathroom •Studio open plan with bathroom •Double glazing •Huge roof terrace •Laundry room

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit Togofor Homes →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 1
Togofor Homes

Terraced house in Enxerim - Barrada, Silves

Silves · Central Algarve · Ref BF-5642 Source verified · Togofor Homes · listed 16 Apr 2026
Asking price · Freehold
$652,174
View original listing
Ownership
Freehold
Bedrooms
4
Built area
303 m²
True net yield
2.1%
≈ $2,599/mo net after costs & tax
5-yr total return (net + appreciation)
7.4% / yr avg
Payback in ~48 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

Condition: new-build

Description

Private gated residence of T3+1, T1+1 and studio with impressive views, Silves •Living area 75m2 and 228m² Construction 303m² •Year of construction 2019 onwards •House on two floors 3 bedrooms 4 bathrooms •Apartment 1 bedroom 1 bathroom •Studio open plan with bathroom •Double glazing •Huge roof terrace •Laundry room

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)
$356/night
50% ($164)Brixfox estimate($356/night)200% ($655)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Indicative
Yearly income
$23,794
Likely range $14,276 – $33,312
Airbnb data$356/night · 38% occupancy
Rental income
$356/night · 38% occ.
$45,758
Running costs (20%)
Utilities, cleaning, maintenance
-$9,152
Income tax (10%)
Indonesian rental income tax
-$12,812
Property tax
Annual property tax
-$0
Net income
3.6% ROI
$23,794

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

2.1%

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

Scenario
Pre-tax
After-tax
Owner-managed
4.2%
3.7%
Fully-managed
2.6%
2.1%
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

6.2%

Annual Revenue

$45,758

Income Tax / yr

$4,003

Payback

48 yrs

True All-In Cost
Asking price$652,174
IMT — transfer tax (non-resident 7.5%)$48,913
Stamp duty (0.8%)$5,217
Notary + registry$2,174
Legal$8,022
Furnishing + STR launch$27,174
All-in cost$743,674

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.4M$2.6M$1.7M$859K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $600K
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 21: 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
$730K
+22%
Rental Income
+$116K
Total Position
$846K
+41%
7.1%/yr
Year 10
Capital Value
$888K
+48%
Rental Income
+$251K
Total Position
$1.1M
+90%
6.6%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$588K
Total Position
$1.9M
+217%
5.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.0M
Total Position
$3.0M
+398%
5.5%/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
3.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$328 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $328 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.6% 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.
4.2%
$2,274/mo
40% occ.
5.6%
$3,032/mo
38% occ.
5.3%
$2,883/mo
current
48% occ.
6.7%
$3,641/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.