Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves
Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves — image 2Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves — image 3Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves — image 4Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves — image 5
Grade B+villabudget

Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€200,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

45%

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: €26,253/yr
Average Daily Rate: €159
Payback Period: 9.4 years
5-yr Capital Value: €262,797
10-yr Capital Value: €319,733
Brixfox Score: 72.5 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 6 km

True Investment Cost

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

€273,547

+36.8% over asking

Asking price€200,000
IMT — Property transfer tax (investment schedule)€4,997
IS — Stamp duty (0.8%)€1,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,000
Total acquisition costs€10,847
Renovation (est. €900/m² × 45 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€40,500
(€31,500–€49,500)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€273,547

Gross yield (asking price)

13.1%

True gross yield (all-in)

9.6%

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: 3
Bathrooms: 1
Building: 45 m²
Land: 2840 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
24.17
Visual Appeal
4.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.53
Payback Speed
4
STR Suitability
3

Description

Three-bedroom villa in a restoration phase, with private parking and outdoor spaces for creative ideas and to enjoy outdoor activities and a good family get-together. The villa consists of: - Common room -Kitchen -Pantry abroad -Full bathroom with shower base -Room -Room -Room -Outdoor parking space Features: - Out

Location

📍 37.2177°N, 8.3975°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Terraced house, Val 2205-1, Serra - Barragem do Arade, Silves

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
45 m²
Land Plot
2840 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score73
GradeB+
Brixfox Intelligence
73B+Strong
Score Breakdown
ROI & Yield80%
Capital Growth77%
Risk Profile74%
Market Demand73%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$38K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.0%
$1,635/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.1 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Three-bedroom villa in a restoration phase, with private parking and outdoor spaces for creative ideas and to enjoy outdoor activities and a good family get-together. The villa consists of: - Common room -Kitchen -Pantry abroad -Full bathroom with shower base -Room -Room -Room -Outdoor parking space Features: - Out

Income Breakdown

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Nightly Rate (ADR)
$233/night
50% ($107)Brixfox estimate($233/night)200% ($428)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$19,618
Airbnb data$233/night · 45% occupancy
Rental income
$233/night · 45% occ.
$38,459
Running costs (20%)
Utilities, cleaning, maintenance
-$7,692
Income tax (10%)
Indonesian rental income tax
-$10,768
Property tax
Annual property tax
-$380
Net income
9.0% ROI
$19,618

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$217,391
IMT (transfer tax, investment schedule)$5,432
Imposto de Selo (stamp duty)$1,739
Notary & registration$1,359
Legal / due diligence$3,261
Total acquisition costs$11,790
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$44,022
($34,239–$53,804)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$295,160

Gross yield (asking)

17.7%

True gross yield (all-in)

13.0%

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.

$1.7M$1.3M$867K$433K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $200K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$243K
+22%
Rental Income
+$96K
Total Position
$339K
+70%
11.1%/yr
Year 10
Capital Value
$296K
+48%
Rental Income
+$207K
Total Position
$503K
+151%
9.7%/yr
Year 20
Capital Value
$438K
+119%
Rental Income
+$485K
Total Position
$923K
+362%
7.9%/yr
Year 30
Capital Value
$649K
+224%
Rental Income
+$859K
Total Position
$1.5M
+654%
7.0%/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
9.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$214 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
2840 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $214 — positioned in the top tier
Generous 2840 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.0%
$1,454/mo
40% occ.
10.8%
$1,950/mo
45% occ.
12.2%
$2,212/mo
current
55% occ.
14.9%
$2,707/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.