Village house, Baralha, Serra - Barragem do Arade, Silves
Village house, Baralha, Serra - Barragem do Arade, Silves — image 2Village house, Baralha, Serra - Barragem do Arade, Silves — image 3Village house, Baralha, Serra - Barragem do Arade, Silves — image 4Village house, Baralha, Serra - Barragem do Arade, Silves — image 5
Grade B+villamid-range

Village house, Baralha, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€165,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.5%

True Gross Yield

28%

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: €12,757/yr
Average Daily Rate: €123
Payback Period: 16.1 years
5-yr Capital Value: €216,808
10-yr Capital Value: €263,780
Brixfox Score: 69.8 / 100
Comparable Properties: 5
Data Confidence: 59%
Search Radius: 4 km

True Investment Cost

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

€197,453

+19.7% over asking

Asking price€165,000
IMT — Property transfer tax (investment schedule)€3,048
IS — Stamp duty (0.8%)€1,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€2,475
Total acquisition costs€8,093
Renovation (est. €55/m² × 52 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,860
(€1,560–€4,160)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€21,500
All-in investment (incl. renovation & furnishing)€197,453

Gross yield (asking price)

7.7%

True gross yield (all-in)

6.5%

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: 1
Bathrooms: 1
Building: 52 m²
Land: 11400 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone streettraditional street lanternsarched doorwayscolorful facades

Score Breakdown

ROI
17.32
Visual Appeal
12.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.84
Payback Speed
2
STR Suitability
3

Description

Renovation Project in the Heart of Baralha – A Dream for Creative Minds! Discover this unique opportunity to acquire a charming renovation project in the picturesque village centre of Baralha. With a generous plot size of 11,400 m², this single-storey terraced house with 52 m² of built area offers countless possibilit

Location

📍 37.2257°N, 8.3754°W

· Silves, Algarve, Portugal

View on Living Collection World Immobiliaria LDA. →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Village house, Baralha, Serra - Barragem do Arade, Silves

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
52 m²
Land Plot
11400 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+8.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$31K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$774/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.3 yr
Rental only

Property details

Energy: Exempt
Condition: good

Description

Renovation Project in the Heart of Baralha – A Dream for Creative Minds! Discover this unique opportunity to acquire a charming renovation project in the picturesque village centre of Baralha. With a generous plot size of 11,400 m², this single-storey terraced house with 52 m² of built area offers countless possibilit

Income Breakdown

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Nightly Rate (ADR)
$178/night
50% ($82)Brixfox estimate($178/night)200% ($328)
Occupancy
28%
10%Brixfox estimate(28%)100%

Short-Term Rental

Yearly income
$9,290
Airbnb data$178/night · 28% occupancy
Rental income
$178/night · 28% occ.
$18,468
Running costs (20%)
Utilities, cleaning, maintenance
-$3,694
Income tax (10%)
Indonesian rental income tax
-$5,171
Property tax
Annual property tax
-$314
Net income
5.2% ROI
$9,290

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$179,348
IMT (transfer tax, investment schedule)$3,313
Imposto de Selo (stamp duty)$1,435
Notary & registration$1,359
Legal / due diligence$2,690
Total acquisition costs$8,797
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$3,109
($1,696–$4,522)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$212,449

Gross yield (asking)

10.3%

True gross yield (all-in)

8.7%

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.

$1.1M$812K$542K$271K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $165K
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 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$201K
+22%
Rental Income
+$45K
Total Position
$246K
+49%
8.3%/yr
Year 10
Capital Value
$244K
+48%
Rental Income
+$98K
Total Position
$342K
+107%
7.6%/yr
Year 20
Capital Value
$362K
+119%
Rental Income
+$230K
Total Position
$591K
+258%
6.6%/yr
Year 30
Capital Value
$535K
+224%
Rental Income
+$407K
Total Position
$942K
+471%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.2% annual return
Occupancy
Weak
28% average occupancy
Nightly Rate
Good
$164 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
11400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 11400 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
Occupancy at 28% — factor in seasonal gaps

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

30% occ.
7.4%
$1,112/mo
40% occ.
10.0%
$1,491/mo
28% occ.
7.0%
$1,051/mo
current
38% occ.
9.6%
$1,431/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.