Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves
Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves — image 2Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves — image 3Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves — image 4Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves — image 5
Grade Avillamid-range

Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€265,000

Asking Price (EUR)

8.6%

True Net Yield (Owner, all-in)

6.0%

True Net Yield (Managed, all-in)

13.3%

True Gross Yield

67%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €45,840/yr
Average Daily Rate: €188
+9.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 6.9 years
5-yr Capital Value: €348,206
10-yr Capital Value: €423,646
Brixfox Score: 81.6 / 100
Comparable Properties: 6
Data Confidence: 61%
Search Radius: 4 km

True Investment Cost

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

€344,842

+30.1% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €350/m² × 96 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€33,600
(€24,000–€43,200)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€29,350
All-in investment (incl. renovation & furnishing)€344,842

Gross yield (asking price)

17.3%

True gross yield (all-in)

13.3%

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: 2
Bathrooms: 1
Building: 96 m²
Land: 5974 m²
Style: portuguese-traditional
Condition: fair
Year Built: 1950
Energy Certificate: Exempt
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingriver proximitymultiple plots

Score Breakdown

ROI
25
Visual Appeal
9.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
7.02
Payback Speed
5
STR Suitability
3

Description

Identificação do imóvel: ZMPT585339 House in need of renovation, located next to the Arade Dam, on the dam road, set in a very quiet area of outstanding natural beauty. The property consists of two separate plots: - Urban plot with 95.88 m² - Rural plot with 5,974 m² The land is partly flat and partly sloping, borde

Location

📍 37.2323°N, 8.3797°W

· Silves, Algarve, Portugal

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

Detached house in Estrada da Barragem, Nn, Serra - Barragem do Arade, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
96 m²
Land Plot
5974 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 12.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score82
GradeA
Brixfox Intelligence
82AExcellent
Score Breakdown
ROI & Yield90%
Capital Growth86%
Risk Profile83%
Market Demand82%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+16.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$50K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
12.4%
$2,978/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
6 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
8.1 yr
Rental only

Property details

Year built: 1950
Energy: Exempt
Condition: fair

Description

Identificação do imóvel: ZMPT585339 House in need of renovation, located next to the Arade Dam, on the dam road, set in a very quiet area of outstanding natural beauty. The property consists of two separate plots: - Urban plot with 95.88 m² - Rural plot with 5,974 m² The land is partly flat and partly sloping, borde

Income Breakdown

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Nightly Rate (ADR)
$272/night
50% ($125)Brixfox estimate($272/night)200% ($500)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Yearly income
$35,742
Airbnb data$272/night · 70% occupancy
Rental income
$272/night · 70% occ.
$69,703
Running costs (20%)
Utilities, cleaning, maintenance
-$13,941
Income tax (10%)
Indonesian rental income tax
-$19,517
Property tax
Annual property tax
-$504
Net income
12.4% ROI
$35,742

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$288,043
IMT (transfer tax, investment schedule)$10,377
Imposto de Selo (stamp duty)$2,304
Notary & registration$1,359
Legal / due diligence$4,321
Total acquisition costs$18,361
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$36,522
($26,087–$46,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$372,654

Gross yield (asking)

24.2%

True gross yield (all-in)

18.7%

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.

$2.8M$2.1M$1.4M$697K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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 8: rental income alone has repaid the full purchase price.
2x return
Year 6: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$322K
+22%
Rental Income
+$175K
Total Position
$497K
+88%
13.4%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$377K
Total Position
$769K
+190%
11.2%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$884K
Total Position
$1.5M
+453%
8.9%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$1.6M
Total Position
$2.4M
+815%
7.7%/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
12.4% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$250 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
5974 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 12.4% — outperforms most villas in this market
Premium nightly rate of $250 — positioned in the top tier
Generous 5974 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

50% occ.
11.9%
$2,866/mo
60% occ.
14.4%
$3,445/mo
70% occ.
16.8%
$4,024/mo
current
80% occ.
19.2%
$4,603/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.