Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves
Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 2Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 3Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 4Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 5
Grade B+villabudget

Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€81,000

Asking Price (EUR)

4.9%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

7.6%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 18% 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: €12,612/yr
Average Daily Rate: €78
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 8.0 years
5-yr Capital Value: €106,433
10-yr Capital Value: €129,492
Brixfox Score: 66.8 / 100
Comparable Properties: 3
Data Confidence: 63%
Search Radius: 4 km

True Investment Cost

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

€166,358

+105.4% over asking

Asking price€81,000
IMT — Property transfer tax (investment schedule)€810
IS — Stamp duty (0.8%)€648
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,208
Renovation (est. €350/m² × 178 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€62,300
(€44,500–€80,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€166,358

Gross yield (asking price)

15.6%

True gross yield (all-in)

7.6%

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: 2
Bathrooms: 1
Building: 178 m²
Land: 178.7 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
4.2
Rental Demand
4.45
Payback Speed
4
STR Suitability
3

Description

JUDICIAL SALE: Urban building for housing and commerce in Silves - Urban building in full ownership with floors or divisions susceptible to independent use, one for housing and one for commerce, located in Pinheiro e Garrado (Norinha), parish and municipality of Silves, Faro district, bordering to the north with Own Pr

Location

📍 37.2138°N, 8.4025°W

· Silves, Algarve, Portugal

View on JOEL SILVA ANTUNES & ASSOCIADOS - Soc. Agentes de Execução e Solicitadores, SP, RL →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves

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

Grade B+ investment — short-term rental yields 10.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+14.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$15K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
10.6%
$777/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
7 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
9.4 yr
Rental only

Property details

Energy: Exempt
Condition: fair

Description

JUDICIAL SALE: Urban building for housing and commerce in Silves - Urban building in full ownership with floors or divisions susceptible to independent use, one for housing and one for commerce, located in Pinheiro e Garrado (Norinha), parish and municipality of Silves, Faro district, bordering to the north with Own Pr

Income Breakdown

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Nightly Rate (ADR)
$112/night
50% ($52)Brixfox estimate($112/night)200% ($207)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$9,319
Airbnb data$112/night · 44% occupancy
Rental income
$112/night · 44% occ.
$18,217
Running costs (20%)
Utilities, cleaning, maintenance
-$3,643
Income tax (10%)
Indonesian rental income tax
-$5,101
Property tax
Annual property tax
-$154
Net income
10.6% ROI
$9,319

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$88,043
IMT (transfer tax, investment schedule)$880
Imposto de Selo (stamp duty)$704
Notary & registration$1,359
Legal / due diligence$1,630
Total acquisition costs$4,574
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$67,717
($48,370–$87,065)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$178,650

Gross yield (asking)

20.7%

True gross yield (all-in)

10.2%

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.

$771K$578K$386K$193K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $81K
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 9: 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
$99K
+22%
Rental Income
+$46K
Total Position
$144K
+78%
12.2%/yr
Year 10
Capital Value
$120K
+48%
Rental Income
+$98K
Total Position
$218K
+169%
10.4%/yr
Year 20
Capital Value
$177K
+119%
Rental Income
+$230K
Total Position
$408K
+404%
8.4%/yr
Year 30
Capital Value
$263K
+224%
Rental Income
+$408K
Total Position
$671K
+728%
7.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
10.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Average
$103 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
179 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 10.6% — outperforms most villas in this market
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
9.6%
$704/mo
40% occ.
12.9%
$943/mo
44% occ.
14.3%
$1,050/mo
current
54% occ.
17.6%
$1,289/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.