Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves
Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves — image 2Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves — image 3Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves — image 4Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves — image 5
Grade C+villaluxury

Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

0.7%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.0%

True Gross Yield

15%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €15,635/yr
Average Daily Rate: €279
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 103.7 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 53.8 / 100
Comparable Properties: 8
Data Confidence: 80%
Search Radius: 2 km

True Investment Cost

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

€1.5M

+14.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.5M

Gross yield (asking price)

1.2%

True gross yield (all-in)

1.0%

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: 4
Bathrooms: 3
Building: 150 m²
Style: modern
Condition: new-build
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity poolfloor-to-ceiling glass wallsgreen roofwood deckintegrated indoor-outdoor living

Score Breakdown

ROI
8.42
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
5
Rental Demand
1.54
Payback Speed
0
STR Suitability
3

Description

Discover the new development in the Algarve, where life takes on a new meaning! With 154 modern residences, each with its own private pool, this is the perfect place for those seeking comfort, style, and a diverse living experience. Choose from two to four-bedroom options, all designed to maximize natural light with f

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Golden Properties →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Largo da República, Nn, Serra - Barragem do Arade, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
150 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 0.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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
+4.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$244K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.7%
$775/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
18 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: A+
Condition: new-build

Description

Discover the new development in the Algarve, where life takes on a new meaning! With 154 modern residences, each with its own private pool, this is the perfect place for those seeking comfort, style, and a diverse living experience. Choose from two to four-bedroom options, all designed to maximize natural light with f

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$404/night
50% ($186)Brixfox estimate($404/night)200% ($742)
Occupancy
15%
10%Brixfox estimate(15%)100%

Short-Term Rental

Yearly income
$9,299
Airbnb data$404/night · 15% occupancy
Rental income
$404/night · 15% occ.
$22,634
Running costs (20%)
Utilities, cleaning, maintenance
-$4,527
Income tax (10%)
Indonesian rental income tax
-$6,337
Property tax
Annual property tax
-$2,471
Net income
0.7% ROI
$9,299

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$1,411,955
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,617,066

Gross yield (asking)

1.6%

True gross yield (all-in)

1.4%

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.

$5.3M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.6M
+22%
Rental Income
+$45K
Total Position
$1.6M
+25%
4.6%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$98K
Total Position
$2.0M
+56%
4.5%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$230K
Total Position
$3.1M
+137%
4.4%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$407K
Total Position
$4.6M
+256%
4.3%/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
0.7% annual return
Occupancy
Weak
15% average occupancy
Nightly Rate
Strong
$371 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 $371 — 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 0.7% 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.
2.0%
$2,372/mo
40% occ.
2.7%
$3,231/mo
15% occ.
0.9%
$1,115/mo
current
25% occ.
1.7%
$1,974/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.