Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves
Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves — image 2Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves — image 3Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves — image 4Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves — image 5
Grade Avillaluxury

Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€1.4M

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €122,330/yr
Average Daily Rate: €513
+26.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 14.8 years
5-yr Capital Value: €1.9M
10-yr Capital Value: €2.3M
Brixfox Score: 77.1 / 100
Comparable Properties: 8
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€1.7M

+14.8% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€108,750
IS — Stamp duty (0.8%)€11,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€21,750
Total acquisition costs€143,350
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.7M

Gross yield (asking price)

8.4%

True gross yield (all-in)

7.4%

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: 5
Bathrooms: 3
Building: 240 m²
Land: 4200 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2011
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

circular turret with domed roofexpansive arched balconycurved swimming pooloutdoor dining pergola

Score Breakdown

ROI
18.16
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.54
Payback Speed
3
STR Suitability
3

Description

Welcome to Casa Mirador – a place where classic Portuguese charm meets modern comfort and panoramic views. Perched peacefully on a hilltop, this beautiful villa offers a haven of privacy and serenity, with sweeping views of the countryside and the distant coastline. Inside, the villa features 5 spacious bedrooms sprea

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Fado Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Sitio dó prédio, 8300 Nn, Serra - Barragem do Arade, Silves

Inventory
5 Beds
Bathrooms
3 Baths
Built Area
240 m²
Land Plot
4200 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 5.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score77
GradeA
Brixfox Intelligence
77AExcellent
Score Breakdown
ROI & Yield85%
Capital Growth81%
Risk Profile78%
Market Demand77%

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
+9.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$272K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.7%
$7,429/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
17.7 yr
Rental only

Property details

Year built: 2011
Energy: B-
Condition: excellent

Description

Welcome to Casa Mirador – a place where classic Portuguese charm meets modern comfort and panoramic views. Perched peacefully on a hilltop, this beautiful villa offers a haven of privacy and serenity, with sweeping views of the countryside and the distant coastline. Inside, the villa features 5 spacious bedrooms sprea

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$741/night
50% ($341)Brixfox estimate($741/night)200% ($1363)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$89,145
Airbnb data$741/night · 65% occupancy
Rental income
$741/night · 65% occ.
$176,737
Running costs (20%)
Utilities, cleaning, maintenance
-$35,347
Income tax (10%)
Indonesian rental income tax
-$49,486
Property tax
Annual property tax
-$2,758
Net income
5.7% ROI
$89,145

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$1,576,087
IMT (transfer tax, investment schedule)$118,207
Imposto de Selo (stamp duty)$12,609
Notary & registration$1,359
Legal / due diligence$23,641
Total acquisition costs$155,815
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,806,902

Gross yield (asking)

11.2%

True gross yield (all-in)

9.8%

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.

$9.9M$7.4M$4.9M$2.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.8M
+22%
Rental Income
+$435K
Total Position
$2.2M
+52%
8.7%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$940K
Total Position
$3.1M
+113%
7.8%/yr
Year 20
Capital Value
$3.2M
+119%
Rental Income
+$2.2M
Total Position
$5.4M
+271%
6.8%/yr
Year 30
Capital Value
$4.7M
+224%
Rental Income
+$3.9M
Total Position
$8.6M
+493%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.7% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$682 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
4200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $682 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 4200 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
5.3%
$6,926/mo
55% occ.
6.5%
$8,503/mo
65% occ.
7.7%
$10,080/mo
current
75% occ.
8.9%
$11,658/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.