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 ·

€1.1M

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

24%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €33,179/yr
Average Daily Rate: €387
Payback Period: 42.0 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 63.3 / 100
Comparable Properties: 6
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€1.3M

+15.4% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€84,450
IS — Stamp duty (0.8%)€9,008
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,890
Total acquisition costs€111,598
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)€1.3M

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 4
Bathrooms: 4
Building: 190 m²
Land: 539 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 wallsinfinity-edge poolopen-concept livingintegrated outdoor living space

Score Breakdown

ROI
10.39
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
11.78
Rental Demand
2.35
Payback Speed
0
STR Suitability
3

Description

4-Bedroom duplex villa, new, furnished and equipped, with 190 sqm and swimming pool, on a plot of 539 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 c

Location

📍 37.2027°N, 8.4564°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

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

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
190 m²
Land Plot
539 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score63
GradeB
Brixfox Intelligence
63BStrong
Score Breakdown
ROI & Yield69%
Capital Growth66%
Risk Profile65%
Market Demand63%

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
+5.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$211K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$1,918/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
53.2 yr
Rental only

Property details

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

Description

4-Bedroom duplex villa, new, furnished and equipped, with 190 sqm and swimming pool, on a plot of 539 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 c

Income Breakdown

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Nightly Rate (ADR)
$564/night
50% ($259)Brixfox estimate($564/night)200% ($1038)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$23,021
Airbnb data$564/night · 24% occupancy
Rental income
$564/night · 24% occ.
$48,389
Running costs (20%)
Utilities, cleaning, maintenance
-$9,678
Income tax (10%)
Indonesian rental income tax
-$13,549
Property tax
Annual property tax
-$2,142
Net income
1.9% ROI
$23,021

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$1,223,912
IMT (transfer tax, investment schedule)$91,793
Imposto de Selo (stamp duty)$9,791
Notary & registration$1,359
Legal / due diligence$18,359
Total acquisition costs$121,302
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,410,595

Gross yield (asking)

4.0%

True gross yield (all-in)

3.4%

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.

$5.4M$4.0M$2.7M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$112K
Total Position
$1.5M
+32%
5.7%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$243K
Total Position
$1.9M
+70%
5.4%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$569K
Total Position
$3.0M
+170%
5.1%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$1.0M
Total Position
$4.7M
+314%
4.8%/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
1.9% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$519 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
539 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $519 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 539 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.9% 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.
3.4%
$3,424/mo
40% occ.
4.5%
$4,625/mo
24% occ.
2.6%
$2,644/mo
current
34% occ.
3.8%
$3,845/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.