House in Serra - Barragem do Arade, Silves
House in Serra - Barragem do Arade, Silves — image 2House in Serra - Barragem do Arade, Silves — image 3House in Serra - Barragem do Arade, Silves — image 4House in Serra - Barragem do Arade, Silves — image 5
Grade Bvillabudget

House in Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€1.2M

Asking Price (EUR)

0.6%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

0.9%

True Gross Yield

17%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €13,559/yr
Average Daily Rate: €223
Payback Period: 110.3 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 55.2 / 100
Comparable Properties: 4
Data Confidence: 60%
Search Radius: 4 km

True Investment Cost

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

€1.5M

+25.9% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€90,000
IS — Stamp duty (0.8%)€9,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€18,000
Total acquisition costs€118,850
Renovation (est. €900/m² × 188 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€169,200
(€131,600–€206,800)
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)€1.5M

Gross yield (asking price)

1.1%

True gross yield (all-in)

0.9%

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: 188 m²
Land: 287280 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmountain viewspotential for expansion

Score Breakdown

ROI
8.34
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.67
Payback Speed
0
STR Suitability
3

Description

Hillside farmhouse on 28.7ha plot, ideal for Rural Tourism, with panoramic views near Silves • 3 Bedrooms, 2 Bathrooms • Living area 142m², Construction area 188m² • Total Plot area 287,280m² • Applied Project for hotel up to 2000m² • 12.000 Medronho trees • Close to Silves • 360º country views • Distance from beach 1

Location

📍 37.2151°N, 8.4395°W

· Silves, Algarve, Portugal

View on Togofor Homes →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Serra - Barragem do Arade, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
188 m²
Land Plot
287280 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 0.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+4.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$225K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
0.6%
$661/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
19 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
—
Rental only

Property details

Year built: 1951
Energy: E
Condition: needs-renovation

Description

Hillside farmhouse on 28.7ha plot, ideal for Rural Tourism, with panoramic views near Silves • 3 Bedrooms, 2 Bathrooms • Living area 142m², Construction area 188m² • Total Plot area 287,280m² • Applied Project for hotel up to 2000m² • 12.000 Medronho trees • Close to Silves • 360º country views • Distance from beach 1

Income Breakdown

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Nightly Rate (ADR)
$323/night
50% ($148)Brixfox estimate($323/night)200% ($593)
Occupancy
17%
10%Brixfox estimate(17%)100%

Short-Term Rental

Yearly income
$7,934
Airbnb data$323/night · 17% occupancy
Rental income
$323/night · 17% occ.
$19,648
Running costs (20%)
Utilities, cleaning, maintenance
-$3,930
Income tax (10%)
Indonesian rental income tax
-$5,501
Property tax
Annual property tax
-$2,283
Net income
0.6% ROI
$7,934

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$1,304,348
IMT (transfer tax, investment schedule)$97,826
Imposto de Selo (stamp duty)$10,435
Notary & registration$1,359
Legal / due diligence$19,565
Total acquisition costs$129,185
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$183,913
($143,043–$224,783)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$1,639,402

Gross yield (asking)

1.5%

True gross yield (all-in)

1.2%

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.

$4.9M$3.7M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.2M
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.
2x return
Year 17: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.5M
+22%
Rental Income
+$39K
Total Position
$1.5M
+25%
4.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$84K
Total Position
$1.9M
+55%
4.5%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$196K
Total Position
$2.8M
+135%
4.4%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$347K
Total Position
$4.2M
+253%
4.3%/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
Weak
0.6% annual return
Occupancy
Weak
17% average occupancy
Nightly Rate
Strong
$297 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
287280 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $297 — positioned in the top tier
Generous 287280 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 0.6% 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.
1.7%
$1,870/mo
40% occ.
2.4%
$2,557/mo
17% occ.
0.9%
$956/mo
current
27% occ.
1.5%
$1,643/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.