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

Detached house in Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€550,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

21%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €21,089/yr
Average Daily Rate: €270
Payback Period: 32.4 years
5-yr Capital Value: €722,692
10-yr Capital Value: €879,265
Brixfox Score: 56.1 / 100
Comparable Properties: 6
Data Confidence: 58%
Search Radius: 6 km

True Investment Cost

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

€627,930

+14.2% over asking

Asking price€550,000
IMT — Property transfer tax (investment schedule)€31,830
IS — Stamp duty (0.8%)€4,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,250
Total acquisition costs€45,730
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€627,930

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.4%

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: 2
Building: 216 m²
Land: 322 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive rooftop terracepanoramic countryside views

Score Breakdown

ROI
11.39
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
7.14
Rental Demand
2.14
Payback Speed
0
STR Suitability
3

Description

Villa T2+1 (2+1 bedrooms), in the final stages of construction, with excellent sun exposure and roof terrace, situated in a quiet rural area, 3km from Silves. Ground floor 100 m2 garage with windows and automatic garage door. Service bathroom with shower. The space is ready for possible conversion into a flat. Upper

Location

📍 37.1878°N, 8.4810°W

· Silves, Algarve, Portugal

View on Arabiscos, Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Serra - Barragem do Arade, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
216 m²
Land Plot
322 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$103K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.5%
$1,241/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
40.1 yr
Rental only

Property details

Year built: 2025
Energy: Exempt
Condition: new-build

Description

Villa T2+1 (2+1 bedrooms), in the final stages of construction, with excellent sun exposure and roof terrace, situated in a quiet rural area, 3km from Silves. Ground floor 100 m2 garage with windows and automatic garage door. Service bathroom with shower. The space is ready for possible conversion into a flat. Upper

Income Breakdown

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Nightly Rate (ADR)
$393/night
50% ($181)Brixfox estimate($393/night)200% ($723)
Occupancy
21%
10%Brixfox estimate(21%)100%

Short-Term Rental

Yearly income
$14,890
Airbnb data$393/night · 21% occupancy
Rental income
$393/night · 21% occ.
$30,647
Running costs (20%)
Utilities, cleaning, maintenance
-$6,129
Income tax (10%)
Indonesian rental income tax
-$8,581
Property tax
Annual property tax
-$1,046
Net income
2.5% ROI
$14,890

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$597,826
IMT (transfer tax, investment schedule)$34,598
Imposto de Selo (stamp duty)$4,783
Notary & registration$1,359
Legal / due diligence$8,967
Total acquisition costs$49,707
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$680,359

Gross yield (asking)

5.1%

True gross yield (all-in)

4.5%

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$700K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $550K
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 27: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$669K
+22%
Rental Income
+$73K
Total Position
$742K
+35%
6.2%/yr
Year 10
Capital Value
$814K
+48%
Rental Income
+$157K
Total Position
$971K
+77%
5.9%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$368K
Total Position
$1.6M
+186%
5.4%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$652K
Total Position
$2.4M
+343%
5.1%/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
2.5% annual return
Occupancy
Weak
21% average occupancy
Nightly Rate
Strong
$361 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Good
322 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $361 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.5% 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.
4.9%
$2,422/mo
40% occ.
6.5%
$3,259/mo
21% occ.
3.4%
$1,701/mo
current
31% occ.
5.1%
$2,537/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.