Detached house, Val 2207, Serra - Barragem do Arade, Silves
Detached house, Val 2207, Serra - Barragem do Arade, Silves — image 2Detached house, Val 2207, Serra - Barragem do Arade, Silves — image 3Detached house, Val 2207, Serra - Barragem do Arade, Silves — image 4Detached house, Val 2207, Serra - Barragem do Arade, Silves — image 5
Grade Avillabudget

Detached house, Val 2207, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

9.4%

True Net Yield (Owner, all-in)

6.5%

True Net Yield (Managed, all-in)

14.5%

True Gross Yield

60%

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: €80,400/yr
Average Daily Rate: €364
Payback Period: 5.4 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 81.2 / 100
Comparable Properties: 15
Data Confidence: 69%
Search Radius: 15 km

True Investment Cost

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

€553,830

+58.2% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €900/m² × 159 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€143,100
(€111,300–€174,900)
Furnishing & STR launch (7bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€35,600
All-in investment (incl. renovation & furnishing)€553,830

Gross yield (asking price)

23.0%

True gross yield (all-in)

14.5%

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: 7
Bathrooms: 3
Building: 159 m²
Land: 17215 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.04
Payback Speed
5
STR Suitability
3

Description

Identificação do imóvel: ZMPT571596 Family Home for Renovation with Land – Pinheiro e Garrado, Silves, Algarve Here, you can live in harmony with nature, grow fresh food, and enjoy a more serene lifestyle while still benefiting from urban convenience. Property Type: Two-family house with land, offering versatility f

Location

📍 37.2117°N, 8.4036°W

· Silves, Algarve, Portugal

View on Zome Portimão Marina →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Val 2207, Serra - Barragem do Arade, Silves

Inventory
7 Beds
Bathrooms
3 Baths
Built Area
159 m²
Land Plot
17215 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 15.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+19.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
15.9%
$5,028/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
6.3 yr
Rental only

Property details

Energy: E
Condition: needs-renovation

Description

Identificação do imóvel: ZMPT571596 Family Home for Renovation with Land – Pinheiro e Garrado, Silves, Algarve Here, you can live in harmony with nature, grow fresh food, and enjoy a more serene lifestyle while still benefiting from urban convenience. Property Type: Two-family house with land, offering versatility f

Income Breakdown

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Nightly Rate (ADR)
$532/night
50% ($245)Brixfox estimate($532/night)200% ($978)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$60,330
Airbnb data$532/night · 60% occupancy
Rental income
$532/night · 60% occ.
$117,300
Running costs (20%)
Utilities, cleaning, maintenance
-$23,460
Income tax (10%)
Indonesian rental income tax
-$32,844
Property tax
Annual property tax
-$666
Net income
15.9% ROI
$60,330

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$155,543
($120,978–$190,109)
Furnishing & STR launch
7bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$599,815

Gross yield (asking)

30.8%

True gross yield (all-in)

19.6%

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.

$4.3M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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.
Paid back
Year 6: rental income alone has repaid the full purchase price.
2x return
Year 5: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$426K
+22%
Rental Income
+$295K
Total Position
$721K
+106%
15.5%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$636K
Total Position
$1.2M
+230%
12.7%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$1.5M
Total Position
$2.3M
+545%
9.8%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$2.6M
Total Position
$3.8M
+979%
8.3%/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
Strong
15.9% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$489 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
17215 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 15.9% — outperforms most villas in this market
Premium nightly rate of $489 — positioned in the top tier
Generous 17215 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

40% occ.
14.3%
$4,523/mo
50% occ.
17.8%
$5,655/mo
60% occ.
21.4%
$6,787/mo
current
70% occ.
25.0%
$7,919/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.