Estate in Serra - Barragem do Arade, Silves
Estate in Serra - Barragem do Arade, Silves — image 2Estate in Serra - Barragem do Arade, Silves — image 3Estate in Serra - Barragem do Arade, Silves — image 4Estate in Serra - Barragem do Arade, Silves — image 5
Grade Bvillamid-range

Estate in Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€7.9M

Asking Price (EUR)

0.5%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.8%

True Gross Yield

41%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €69,107/yr
Average Daily Rate: €464
Payback Period: 139.5 years
5-yr Capital Value: €10.4M
10-yr Capital Value: €12.6M
Brixfox Score: 60.7 / 100
Comparable Properties: 29
Data Confidence: 74%
Search Radius: 10 km

True Investment Cost

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

€8.8M

+11.0% over asking

Asking price€7.9M
IMT — Property transfer tax (investment schedule)€592,500
IS — Stamp duty (0.8%)€63,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€118,500
Total acquisition costs€775,450
Renovation (est. €55/m² × 1037 m²)
Light touch-ups — paint, fixtures, deep clean.		€57,035
(€31,110–€82,960)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€8.8M

Gross yield (asking price)

0.9%

True gross yield (all-in)

0.8%

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: 2
Building: 1037 m²
Land: 2181280 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large private poolextensive rural viewstraditional Portuguese architecturevine-covered pergolas

Score Breakdown

ROI
8.07
Visual Appeal
13.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.08
Payback Speed
0
STR Suitability
3

Description

The Herdade do Vale, located between Silves and Monchique, spans a total area of 218 hectares and is crossed by two streams. 89% of the soil consists of lithosols, derived from schists and greywackes, rocky and low in organic matter, classified as having a D usage aptitude (S.R.O.A.); 6% consists of modern alluvial so

Location

📍 37.2289°N, 8.5043°W

· Silves, Algarve, Portugal

View on PortugalRur →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Estate in Serra - Barragem do Arade, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
1037 m²
Land Plot
2181280 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+4.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$1.5M in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.4%
$3,181/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Energy: E
Condition: good

Description

The Herdade do Vale, located between Silves and Monchique, spans a total area of 218 hectares and is crossed by two streams. 89% of the soil consists of lithosols, derived from schists and greywackes, rocky and low in organic matter, classified as having a D usage aptitude (S.R.O.A.); 6% consists of modern alluvial so

Income Breakdown

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Nightly Rate (ADR)
$687/night
50% ($316)Brixfox estimate($687/night)200% ($1265)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Yearly income
$38,170
Airbnb data$687/night · 41% occupancy
Rental income
$687/night · 41% occ.
$102,302
Running costs (20%)
Utilities, cleaning, maintenance
-$20,460
Income tax (10%)
Indonesian rental income tax
-$28,645
Property tax
Annual property tax
-$15,027
Net income
0.4% ROI
$38,170

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$8,586,957
IMT (transfer tax, investment schedule)$644,022
Imposto de Selo (stamp duty)$68,696
Notary & registration$1,359
Legal / due diligence$128,804
Total acquisition costs$842,880
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$61,995
($33,815–$90,174)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$9,533,190

Gross yield (asking)

1.2%

True gross yield (all-in)

1.1%

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.

$31.8M$23.9M$15.9M$8.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $7.9M
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 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$9.6M
+22%
Rental Income
+$186K
Total Position
$9.8M
+24%
4.4%/yr
Year 10
Capital Value
$11.7M
+48%
Rental Income
+$403K
Total Position
$12.1M
+53%
4.4%/yr
Year 20
Capital Value
$17.3M
+119%
Rental Income
+$944K
Total Position
$18.3M
+131%
4.3%/yr
Year 30
Capital Value
$25.6M
+224%
Rental Income
+$1.7M
Total Position
$27.3M
+245%
4.2%/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
0.4% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$632 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
2181280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $632 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 2181280 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.4% 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.
0.4%
$3,138/mo
40% occ.
0.6%
$4,601/mo
current
41% occ.
0.7%
$4,715/mo
current
51% occ.
0.9%
$6,179/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.