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 Bvillaluxury

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

Silves · Central Algarve ·

€815,999

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

18%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €19,666/yr
Average Daily Rate: €305
Payback Period: 51.1 years
5-yr Capital Value: €1.1M
10-yr Capital Value: €1.3M
Brixfox Score: 62.3 / 100
Comparable Properties: 4
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€938,277

+15.0% over asking

Asking price€815,999
IMT — Property transfer tax (investment schedule)€48,960
IS — Stamp duty (0.8%)€6,528
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,240
Total acquisition costs€68,978
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)€938,277

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 3
Bathrooms: 2
Building: 120 m²
Land: 493 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-plan livinginfinity-edge poolpanoramic countryside viewssleek minimalist lighting

Score Breakdown

ROI
9.81
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
11.89
Rental Demand
1.77
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

📍 37.2027°N, 8.4564°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
2 Baths
Built Area
120 m²
Land Plot
493 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$153K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,119/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
66.0 yr
Rental only

Property details

Year built: 2027
Energy: A+
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)
$447/night
50% ($206)Brixfox estimate($447/night)200% ($823)
Occupancy
18%
10%Brixfox estimate(18%)100%

Short-Term Rental

Yearly income
$13,431
Airbnb data$447/night · 18% occupancy
Rental income
$447/night · 18% occ.
$28,813
Running costs (20%)
Utilities, cleaning, maintenance
-$5,763
Income tax (10%)
Indonesian rental income tax
-$8,068
Property tax
Annual property tax
-$1,552
Net income
1.5% ROI
$13,431

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$886,955
IMT (transfer tax, investment schedule)$53,217
Imposto de Selo (stamp duty)$7,096
Notary & registration$1,359
Legal / due diligence$13,304
Total acquisition costs$74,976
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,017,692

Gross yield (asking)

3.2%

True gross yield (all-in)

2.8%

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.

$3.7M$2.8M$1.9M$930K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $816K
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$993K
+22%
Rental Income
+$66K
Total Position
$1.1M
+30%
5.3%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$142K
Total Position
$1.3M
+65%
5.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$332K
Total Position
$2.1M
+160%
4.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$588K
Total Position
$3.2M
+296%
4.7%/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
1.5% annual return
Occupancy
Weak
18% average occupancy
Nightly Rate
Strong
$411 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
493 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $411 — 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 1.5% 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.
3.7%
$2,727/mo
40% occ.
5.0%
$3,679/mo
18% occ.
2.1%
$1,551/mo
current
28% occ.
3.4%
$2,503/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.