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 ·

€1.3M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

23%

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: €23,578/yr
Average Daily Rate: €283
Payback Period: 67.9 years
5-yr Capital Value: €1.7M
10-yr Capital Value: €2.1M
Brixfox Score: 56.6 / 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.

€1.5M

+14.7% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€97,425
IS — Stamp duty (0.8%)€10,392
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,485
Total acquisition costs€128,552
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)€1.5M

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: 4
Bathrooms: 4
Building: 190 m²
Land: 649 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

infinity-edge poolexpansive glass wallsrooftop gardenopen-concept livingintegrated outdoor living spaces

Score Breakdown

ROI
9.13
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.28
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 649 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 JLL Residential Portugal →Also 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
649 m²
Tenure
Freehold
Yield Curve Status

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

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+4.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$244K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.1%
$1,291/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
91.1 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 649 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)
$415/night
50% ($191)Brixfox estimate($415/night)200% ($763)
Occupancy
23%
10%Brixfox estimate(23%)100%

Short-Term Rental

Yearly income
$15,492
Airbnb data$415/night · 23% occupancy
Rental income
$415/night · 23% occ.
$34,543
Running costs (20%)
Utilities, cleaning, maintenance
-$6,909
Income tax (10%)
Indonesian rental income tax
-$9,672
Property tax
Annual property tax
-$2,471
Net income
1.1% ROI
$15,492

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$1,411,955
IMT (transfer tax, investment schedule)$105,897
Imposto de Selo (stamp duty)$11,296
Notary & registration$1,359
Legal / due diligence$21,179
Total acquisition costs$139,730
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,617,066

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.

$5.6M$4.2M$2.8M$1.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.3M
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
$1.6M
+22%
Rental Income
+$76K
Total Position
$1.7M
+27%
5.0%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$163K
Total Position
$2.1M
+61%
4.9%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$383K
Total Position
$3.2M
+149%
4.7%/yr
Year 30
Capital Value
$4.2M
+224%
Rental Income
+$678K
Total Position
$4.9M
+277%
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
23% average occupancy
Nightly Rate
Strong
$382 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
649 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $382 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 649 m² land — room for expansion or amenities

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.
2.1%
$2,443/mo
40% occ.
2.8%
$3,326/mo
23% occ.
1.5%
$1,809/mo
current
33% occ.
2.3%
$2,692/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.