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

Detached house in Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€530,000

Asking Price (EUR)

1.3%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

40%

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: €14,976/yr
Average Daily Rate: €103
-12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 44.1 years
5-yr Capital Value: €696,412
10-yr Capital Value: €847,292
Brixfox Score: 59.6 / 100
Comparable Properties: 7
Data Confidence: 68%
Search Radius: 3 km

True Investment Cost

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

€736,520

+39.0% over asking

Asking price€530,000
IMT — Property transfer tax (investment schedule)€30,230
IS — Stamp duty (0.8%)€4,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,950
Total acquisition costs€43,670
Renovation (est. €900/m² × 160 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€144,000
(€112,000–€176,000)
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)€736,520

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.0%

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: 160 m²
Land: 2200 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: F
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingexpansive land

Score Breakdown

ROI
10.24
Visual Appeal
10.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.98
Payback Speed
0
STR Suitability
3

Description

Between Silves and Armação de Pêra, you will find this unique property nestled in the heart of the Algarve, surrounded by the tranquillity of nature and with all the security that country life offers. With a generous 2,200 m² of fully walled land, part of which has ancient stone walls, the property is located in an el

Location

📍 37.1914°N, 8.4662°W

· Silves, Algarve, Portugal

View on IAD Portugal →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Serra - Barragem do Arade, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
160 m²
Land Plot
2200 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+5.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$99K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.8%
$855/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
56.1 yr
Rental only

Property details

Energy: F
Condition: needs-renovation

Description

Between Silves and Armação de Pêra, you will find this unique property nestled in the heart of the Algarve, surrounded by the tranquillity of nature and with all the security that country life offers. With a generous 2,200 m² of fully walled land, part of which has ancient stone walls, the property is located in an el

Income Breakdown

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Nightly Rate (ADR)
$149/night
50% ($69)Brixfox estimate($149/night)200% ($275)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$10,265
Airbnb data$149/night · 40% occupancy
Rental income
$149/night · 40% occ.
$21,678
Running costs (20%)
Utilities, cleaning, maintenance
-$4,336
Income tax (10%)
Indonesian rental income tax
-$6,070
Property tax
Annual property tax
-$1,008
Net income
1.8% ROI
$10,265

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$576,087
IMT (transfer tax, investment schedule)$32,859
Imposto de Selo (stamp duty)$4,609
Notary & registration$1,359
Legal / due diligence$8,641
Total acquisition costs$47,467
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$156,522
($121,739–$191,304)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$798,391

Gross yield (asking)

3.8%

True gross yield (all-in)

2.7%

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.

$2.5M$1.9M$1.2M$623K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $530K
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 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$645K
+22%
Rental Income
+$50K
Total Position
$695K
+31%
5.6%/yr
Year 10
Capital Value
$785K
+48%
Rental Income
+$108K
Total Position
$893K
+68%
5.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$254K
Total Position
$1.4M
+167%
5.0%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$449K
Total Position
$2.2M
+309%
4.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.8% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Good
$137 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
2200 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 2200 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 1.8% 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.
1.8%
$870/mo
40% occ.
2.5%
$1,187/mo
current
40% occ.
2.5%
$1,180/mo
current
50% occ.
3.1%
$1,498/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.