Detached house in CM 1153-1, Serra - Barragem do Arade, Silves
Detached house in CM 1153-1, Serra - Barragem do Arade, Silves — image 2Detached house in CM 1153-1, Serra - Barragem do Arade, Silves — image 3Detached house in CM 1153-1, Serra - Barragem do Arade, Silves — image 4Detached house in CM 1153-1, Serra - Barragem do Arade, Silves — image 5
Grade Avillamid-range

Detached house in CM 1153-1, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

20.0%

True Net Yield (Owner, all-in)

13.9%

True Net Yield (Managed, all-in)

30.8%

True Gross Yield

67%

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: €292,203/yr
Average Daily Rate: €1199
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 3.1 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 83.9 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 15 km

True Investment Cost

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

€948,050

+19.3% over asking

Asking price€795,000
IMT — Property transfer tax (investment schedule)€47,700
IS — Stamp duty (0.8%)€6,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,925
Total acquisition costs€67,235
Renovation (est. €55/m² × 443 m²)
Light touch-ups — paint, fixtures, deep clean.		€24,365
(€13,290–€35,440)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€61,450
All-in investment (incl. renovation & furnishing)€948,050

Gross yield (asking price)

36.8%

True gross yield (all-in)

30.8%

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: 8
Bathrooms: 6
Building: 443 m²
Land: 4790 m²
Style: portuguese-traditional
Condition: good
Year Built: 2011
Energy Certificate: E
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar_panelslarge_garden_areamultiple_buildings_on_property

Score Breakdown

ROI
25
Visual Appeal
11.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
7.3
Payback Speed
5
STR Suitability
3

Description

T8 Villas for Sale at Sítio da Pedreira – Silves Excellent opportunity for owner‑occupied living, investment, or rural tourism! Two villas set on a magnificent 4,790 m² plot, located in a very peaceful countryside area with good access, just 5 km from the town of Silves; Land & Exterior Features: Expansive, well‑maint

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in CM 1153-1, Serra - Barragem do Arade, Silves

Inventory
8 Beds
Bathrooms
6 Baths
Built Area
443 m²
Land Plot
4790 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 27.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score84
GradeA
Brixfox Intelligence
84AExcellent
Score Breakdown
ROI & Yield92%
Capital Growth88%
Risk Profile85%
Market Demand84%

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
+31.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$149K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
27.6%
$19,894/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
4 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
3.6 yr
Rental only

Property details

Year built: 2011
Energy: E
Condition: good

Description

T8 Villas for Sale at Sítio da Pedreira – Silves Excellent opportunity for owner‑occupied living, investment, or rural tourism! Two villas set on a magnificent 4,790 m² plot, located in a very peaceful countryside area with good access, just 5 km from the town of Silves; Land & Exterior Features: Expansive, well‑maint

Income Breakdown

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Nightly Rate (ADR)
$1,733/night
50% ($797)Brixfox estimate($1,733/night)200% ($3189)
Occupancy
73%
10%Brixfox estimate(73%)100%

Short-Term Rental

Yearly income
$238,732
Airbnb data$1,733/night · 73% occupancy
Rental income
$1,733/night · 73% occ.
$462,008
Running costs (20%)
Utilities, cleaning, maintenance
-$92,402
Income tax (10%)
Indonesian rental income tax
-$129,362
Property tax
Annual property tax
-$1,512
Net income
27.6% ROI
$238,732

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$864,130
IMT (transfer tax, investment schedule)$51,848
Imposto de Selo (stamp duty)$6,913
Notary & registration$1,359
Legal / due diligence$12,962
Total acquisition costs$73,082
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$26,484
($14,446–$38,522)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$64,620
All-in investment$1,028,315

Gross yield (asking)

53.5%

True gross yield (all-in)

44.9%

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.

$15.0M$11.2M$7.5M$3.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $795K
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 4: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$1.2M
Total Position
$2.1M
+168%
21.8%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$2.5M
Total Position
$3.7M
+365%
16.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$5.9M
Total Position
$7.6M
+861%
12.0%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$10.4M
Total Position
$13.0M
+1539%
9.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
27.6% annual return
Occupancy
Good
73% average occupancy
Nightly Rate
Strong
$1594 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 27.6% — outperforms most villas in this market
Premium nightly rate of $1594 — positioned in the top tier
Generous 4790 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
STR zoning not confirmed — verify before purchasing for short-term rental use

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

53% occ.
27.0%
$19,445/mo
63% occ.
32.1%
$23,135/mo
73% occ.
37.3%
$26,825/mo
current
83% occ.
42.4%
$30,515/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.