Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves
Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves — image 2Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves — image 3Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves — image 4Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves — image 5
Grade Avillamid-range

Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€995,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

9.9%

True Gross Yield

46%

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: €112,178/yr
Average Daily Rate: €671
+18.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 11.1 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.6M
Brixfox Score: 79.1 / 100
Comparable Properties: 6
Data Confidence: 58%
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

+14.2% over asking

Asking price€995,000
IMT — Property transfer tax (investment schedule)€59,700
IS — Stamp duty (0.8%)€7,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,925
Total acquisition costs€83,835
Renovation (est. €55/m² × 312 m²)
Light touch-ups — paint, fixtures, deep clean.		€17,160
(€9,360–€24,960)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€40,050
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

11.3%

True gross yield (all-in)

9.9%

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: 4
Bathrooms: 4
Building: 312 m²
Land: 3354 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tiled pool edgepotted plantsmountain backdrop

Score Breakdown

ROI
21.67
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.58
Payback Speed
4
STR Suitability
3

Description

Detached single story renovated farmhouse set in a plot of 3354 sq m with swimming pool and mature garden. Situated in Odelouca (between Silves and Portimão). Enjoys a quiet location with total privacy and views to the Serra de Monchique. Offers easy access to Silves, Portimão, local beaches and golf courses.

Location

📍 37.2055°N, 8.5075°W

· Silves, Algarve, Portugal

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

Village house, CM 1150, Nn, Serra - Barragem do Arade, Silves

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
312 m²
Land Plot
3354 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+11.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$187K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$6,874/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.1 yr
Rental only

Property details

Energy: D
Condition: good

Description

Detached single story renovated farmhouse set in a plot of 3354 sq m with swimming pool and mature garden. Situated in Odelouca (between Silves and Portimão). Enjoys a quiet location with total privacy and views to the Serra de Monchique. Offers easy access to Silves, Portimão, local beaches and golf courses.

Income Breakdown

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Nightly Rate (ADR)
$970/night
50% ($446)Brixfox estimate($970/night)200% ($1786)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$82,483
Airbnb data$970/night · 46% occupancy
Rental income
$970/night · 46% occ.
$162,261
Running costs (20%)
Utilities, cleaning, maintenance
-$32,452
Income tax (10%)
Indonesian rental income tax
-$45,433
Property tax
Annual property tax
-$1,893
Net income
7.6% ROI
$82,483

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$1,081,522
IMT (transfer tax, investment schedule)$64,891
Imposto de Selo (stamp duty)$8,652
Notary & registration$1,359
Legal / due diligence$16,223
Total acquisition costs$91,125
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$18,652
($10,174–$27,130)
Furnishing & STR launch
4bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$41,359
All-in investment$1,232,658

Gross yield (asking)

15.0%

True gross yield (all-in)

13.2%

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.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $995K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.2M
+22%
Rental Income
+$403K
Total Position
$1.6M
+62%
10.2%/yr
Year 10
Capital Value
$1.5M
+48%
Rental Income
+$870K
Total Position
$2.3M
+135%
8.9%/yr
Year 20
Capital Value
$2.2M
+119%
Rental Income
+$2.0M
Total Position
$4.2M
+324%
7.5%/yr
Year 30
Capital Value
$3.2M
+224%
Rental Income
+$3.6M
Total Position
$6.8M
+587%
6.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$893 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
3354 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $893 — positioned in the top tier
Generous 3354 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 46% — 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.
6.7%
$6,041/mo
40% occ.
9.0%
$8,108/mo
46% occ.
10.3%
$9,308/mo
current
56% occ.
12.6%
$11,374/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.