House, Val 2212, Serra - Barragem do Arade, Silves
House, Val 2212, Serra - Barragem do Arade, Silves — image 2House, Val 2212, Serra - Barragem do Arade, Silves — image 3House, Val 2212, Serra - Barragem do Arade, Silves — image 4House, Val 2212, Serra - Barragem do Arade, Silves — image 5
Grade C+villaluxury

House, Val 2212, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€839,999

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

19%

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: €14,957/yr
Average Daily Rate: €210
Payback Period: 70.2 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 48.6 / 100
Comparable Properties: 8
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€964,269

+14.8% over asking

Asking price€839,999
IMT — Property transfer tax (investment schedule)€50,400
IS — Stamp duty (0.8%)€6,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,600
Total acquisition costs€70,970
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€964,269

Gross yield (asking price)

1.8%

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: 3
Building: 120 m²
Style: modern
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsseamless indoor-outdoor livingminimalist modern designintegrated open-plan living area

Score Breakdown

ROI
9.06
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4.4
Rental Demand
1.95
Payback Speed
0
STR Suitability
3

Description

3-Bedroom villa, new, furnished and equipped, with 120 sqm and swimming pool, on a plot of 710 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

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, Val 2212, Serra - Barragem do Arade, Silves

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

Grade C+ investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score49
GradeC+
Brixfox Intelligence
49C+Moderate
Score Breakdown
ROI & Yield54%
Capital Growth51%
Risk Profile52%
Market Demand49%

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$158K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$804/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
94.7 yr
Rental only

Property details

Condition: new-build

Description

3-Bedroom villa, new, furnished and equipped, with 120 sqm and swimming pool, on a plot of 710 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

Income Breakdown

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Nightly Rate (ADR)
$304/night
50% ($140)Brixfox estimate($304/night)200% ($559)
Occupancy
19%
10%Brixfox estimate(19%)100%

Short-Term Rental

Yearly income
$9,644
Airbnb data$304/night · 19% occupancy
Rental income
$304/night · 19% occ.
$21,620
Running costs (20%)
Utilities, cleaning, maintenance
-$4,324
Income tax (10%)
Indonesian rental income tax
-$6,053
Property tax
Annual property tax
-$1,598
Net income
1.1% ROI
$9,644

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$913,042
IMT (transfer tax, investment schedule)$54,783
Imposto de Selo (stamp duty)$7,304
Notary & registration$1,359
Legal / due diligence$13,696
Total acquisition costs$77,141
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,045,945

Gross yield (asking)

2.4%

True gross yield (all-in)

2.1%

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$905K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $840K
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
$1.0M
+22%
Rental Income
+$47K
Total Position
$1.1M
+27%
4.9%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$102K
Total Position
$1.3M
+60%
4.8%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$238K
Total Position
$2.1M
+147%
4.6%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$422K
Total Position
$3.1M
+275%
4.5%/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
1.1% annual return
Occupancy
Weak
19% average occupancy
Nightly Rate
Strong
$280 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 $280 — 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 1.1% 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.
2.4%
$1,808/mo
40% occ.
3.2%
$2,455/mo
19% occ.
1.5%
$1,128/mo
current
29% occ.
2.3%
$1,775/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.