Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves
Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves — image 2Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves — image 3Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves — image 4Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves — image 5
Grade Avillabudget

Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

7.4%

True Net Yield (Owner, all-in)

5.1%

True Net Yield (Managed, all-in)

11.4%

True Gross Yield

65%

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: €49,361/yr
Average Daily Rate: €209
-25.0% vs area baselineImage quality 5/10 (-6%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 8.9 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 77.7 / 100
Comparable Properties: 8
Data Confidence: 56%
Search Radius: 6 km

True Investment Cost

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

€434,780

+24.2% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €350/m² × 107 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€37,450
(€26,750–€48,150)
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)€434,780

Gross yield (asking price)

14.1%

True gross yield (all-in)

11.4%

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: 107 m²
Land: 4452 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: F

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

scalloped window trimred window framesred door

Score Breakdown

ROI
24.61
Visual Appeal
7.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.47
Payback Speed
4
STR Suitability
3

Description

Exclusive Traditional Algarvian Farmhouse Semi Detached - 3 Bedroom - Silves. Very attractive Farmhouse with many rustic features, comprising a lounge with a wood burner, cane and beamed ceilings in different divisions. 3 Bedrooms (one is being used as a music/studio). Two shower rooms, one has a utility room. Spacious

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Minita Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Village house in Rua Barragem Nn, Serra - Barragem do Arade, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
107 m²
Land Plot
4452 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 9.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score78
GradeA
Brixfox Intelligence
78AExcellent
Score Breakdown
ROI & Yield86%
Capital Growth82%
Risk Profile79%
Market Demand78%

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
+13.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.6%
$3,035/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
10.4 yr
Rental only

Property details

Energy: F
Condition: fair

Description

Exclusive Traditional Algarvian Farmhouse Semi Detached - 3 Bedroom - Silves. Very attractive Farmhouse with many rustic features, comprising a lounge with a wood burner, cane and beamed ceilings in different divisions. 3 Bedrooms (one is being used as a music/studio). Two shower rooms, one has a utility room. Spacious

Income Breakdown

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Nightly Rate (ADR)
$302/night
50% ($139)Brixfox estimate($302/night)200% ($556)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$36,419
Airbnb data$302/night · 65% occupancy
Rental income
$302/night · 65% occ.
$71,317
Running costs (20%)
Utilities, cleaning, maintenance
-$14,263
Income tax (10%)
Indonesian rental income tax
-$19,969
Property tax
Annual property tax
-$666
Net income
9.6% ROI
$36,419

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$40,707
($29,076–$52,337)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$470,413

Gross yield (asking)

18.7%

True gross yield (all-in)

15.2%

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.

$3.1M$2.4M$1.6M$785K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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 10: 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
$426K
+22%
Rental Income
+$178K
Total Position
$604K
+72%
11.5%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$384K
Total Position
$902K
+158%
9.9%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$900K
Total Position
$1.7M
+376%
8.1%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.6M
Total Position
$2.7M
+680%
7.1%/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
Strong
9.6% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$278 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
4452 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.6% — outperforms most villas in this market
Premium nightly rate of $278 — positioned in the top tier
Generous 4452 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

45% occ.
8.9%
$2,818/mo
55% occ.
10.9%
$3,461/mo
65% occ.
12.9%
$4,105/mo
current
75% occ.
15.0%
$4,748/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.