Detached house in N124, Serra - Barragem do Arade, Silves
Detached house in N124, Serra - Barragem do Arade, Silves — image 2Detached house in N124, Serra - Barragem do Arade, Silves — image 3Detached house in N124, Serra - Barragem do Arade, Silves — image 4Detached house in N124, Serra - Barragem do Arade, Silves — image 5
Grade B+villabudget

Detached house in N124, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€780,000

Asking Price (EUR)

3.9%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

54%

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: €63,943/yr
Average Daily Rate: €324
-21.0% vs area baselineImage quality 3/10 (-12%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 15.3 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.2M
Brixfox Score: 65.1 / 100
Comparable Properties: 4
Data Confidence: 49%
Search Radius: 6 km

True Investment Cost

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

€1.1M

+36.5% over asking

Asking price€780,000
IMT — Property transfer tax (investment schedule)€46,800
IS — Stamp duty (0.8%)€6,240
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,700
Total acquisition costs€65,990
Renovation (est. €900/m² × 207 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€186,300
(€144,900–€227,700)
Furnishing & STR launch (6bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,250
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

8.2%

True gross yield (all-in)

6.0%

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: 6
Bathrooms: 2
Building: 207 m²
Land: 168360 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 1951
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rural settingmultiple structures for potential expansion

Score Breakdown

ROI
17.87
Visual Appeal
3.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
5.41
Payback Speed
3
STR Suitability
3

Description

Welcome to the unique opportunity to purchase a charming little farm, located just 3 km from the historic city of Silves. This property offers a peaceful refuge in the middle of nature, with a covered area of 207 m² and an old house of 171 m² to be restored, built before 1951. Consisting of two houses with four compart

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in N124, Serra - Barragem do Arade, Silves

Inventory
6 Beds
Bathrooms
2 Baths
Built Area
207 m²
Land Plot
168360 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB+
Brixfox Intelligence
65B+Strong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+9.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$146K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.5%
$3,880/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
18.2 yr
Rental only

Property details

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

Description

Welcome to the unique opportunity to purchase a charming little farm, located just 3 km from the historic city of Silves. This property offers a peaceful refuge in the middle of nature, with a covered area of 207 m² and an old house of 171 m² to be restored, built before 1951. Consisting of two houses with four compart

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$468/night
50% ($215)Brixfox estimate($468/night)200% ($861)
Occupancy
54%
10%Brixfox estimate(54%)100%

Short-Term Rental

Yearly income
$46,556
Airbnb data$468/night · 54% occupancy
Rental income
$468/night · 54% occ.
$92,384
Running costs (20%)
Utilities, cleaning, maintenance
-$18,477
Income tax (10%)
Indonesian rental income tax
-$25,867
Property tax
Annual property tax
-$1,484
Net income
5.5% ROI
$46,556

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$847,826
IMT (transfer tax, investment schedule)$50,870
Imposto de Selo (stamp duty)$6,783
Notary & registration$1,359
Legal / due diligence$12,717
Total acquisition costs$71,728
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$202,500
($157,500–$247,500)
Furnishing & STR launch
6bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$32,880
All-in investment$1,154,935

Gross yield (asking)

10.9%

True gross yield (all-in)

8.0%

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.

$5.3M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $780K
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 15: 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
$949K
+22%
Rental Income
+$227K
Total Position
$1.2M
+51%
8.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$491K
Total Position
$1.6M
+111%
7.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.2M
Total Position
$2.9M
+267%
6.7%/yr
Year 30
Capital Value
$2.5M
+224%
Rental Income
+$2.0M
Total Position
$4.6M
+486%
6.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.5% annual return
Occupancy
Average
54% average occupancy
Nightly Rate
Strong
$431 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
168360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $431 — positioned in the top tier
Generous 168360 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 54% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

34% occ.
4.6%
$3,273/mo
44% occ.
6.0%
$4,269/mo
54% occ.
7.5%
$5,266/mo
current
64% occ.
8.9%
$6,262/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.