House in Val, Serra - Barragem do Arade, Silves
House in Val, Serra - Barragem do Arade, Silves — image 2House in Val, Serra - Barragem do Arade, Silves — image 3House in Val, Serra - Barragem do Arade, Silves — image 4House in Val, Serra - Barragem do Arade, Silves — image 5
Grade B+villaluxury

House in Val, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€739,999

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

42%

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: €24,686/yr
Average Daily Rate: €161
Payback Period: 34.7 years
5-yr Capital Value: €900,079
10-yr Capital Value: €1.1M
Brixfox Score: 66.1 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€847,119

+14.5% over asking

Asking price€739,999
IMT — Property transfer tax (investment schedule)€44,400
IS — Stamp duty (0.8%)€5,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,100
Total acquisition costs€62,670
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€847,119

Gross yield (asking price)

3.3%

True gross yield (all-in)

2.9%

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: 2
Bathrooms: 1
Building: 80 m²
Land: 587 m²
Style: modern
Condition: new-build
Year Built: 2027
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling glass wallsopen-concept living spaceintegrated kitchen appliancesminimalist lighting fixturesoutdoor living integration

Score Breakdown

ROI
11.11
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.2
Payback Speed
0
STR Suitability
3

Description

2-Bedroom villa, new, furnished and equipped, with 80 sqm and swimming pool, on a plot of 587 sqm, at Silves Hills, in Silves, in the Algarve. Silves Hills comprises 154 modern villas set within a gated community with stunning views over the Serra de Monchique and the surrounding historic area. It features a central c

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on JLL Residential Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Val, Serra - Barragem do Arade, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
80 m²
Land Plot
587 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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
+5.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$139K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$1,428/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
46.9 yr
Rental only

Property details

Year built: 2027
Energy: A+
Condition: new-build

Description

2-Bedroom villa, new, furnished and equipped, with 80 sqm and swimming pool, on a plot of 587 sqm, at Silves Hills, in Silves, in the Algarve. Silves Hills comprises 154 modern villas set within a gated community with stunning views over the Serra de Monchique and the surrounding historic area. It features a central c

Income Breakdown

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Nightly Rate (ADR)
$233/night
50% ($107)Brixfox estimate($233/night)200% ($428)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$17,141
Airbnb data$233/night · 42% occupancy
Rental income
$233/night · 42% occ.
$35,671
Running costs (20%)
Utilities, cleaning, maintenance
-$7,134
Income tax (10%)
Indonesian rental income tax
-$9,988
Property tax
Annual property tax
-$1,408
Net income
2.1% ROI
$17,141

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$804,347
IMT (transfer tax, investment schedule)$48,261
Imposto de Selo (stamp duty)$6,435
Notary & registration$1,359
Legal / due diligence$12,065
Total acquisition costs$68,120
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$918,608

Gross yield (asking)

4.4%

True gross yield (all-in)

3.9%

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.

$3.6M$2.7M$1.8M$906K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $740K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$900K
+22%
Rental Income
+$84K
Total Position
$984K
+33%
5.9%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$181K
Total Position
$1.3M
+72%
5.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$424K
Total Position
$2.0M
+176%
5.2%/yr
Year 30
Capital Value
$2.4M
+224%
Rental Income
+$750K
Total Position
$3.2M
+326%
4.9%/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
2.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$214 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
587 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $214 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 587 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.1% 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%
$1,369/mo
40% occ.
2.8%
$1,864/mo
42% occ.
2.9%
$1,963/mo
current
52% occ.
3.7%
$2,459/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.