Detached house in Em502, Serra - Barragem do Arade, Silves
Detached house in Em502, Serra - Barragem do Arade, Silves — image 2Detached house in Em502, Serra - Barragem do Arade, Silves — image 3Detached house in Em502, Serra - Barragem do Arade, Silves — image 4Detached house in Em502, Serra - Barragem do Arade, Silves — image 5
Grade Bvillamid-range

Detached house in Em502, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

18%

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: €14,426/yr
Average Daily Rate: €222
Payback Period: 68.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 56.3 / 100
Comparable Properties: 5
Data Confidence: 58%
Search Radius: 4 km

True Investment Cost

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

€907,965

+14.2% 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 × 246 m²)
Light touch-ups — paint, fixtures, deep clean.		€13,530
(€7,380–€19,680)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€907,965

Gross yield (asking price)

1.8%

True gross yield (all-in)

1.6%

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: 3
Building: 246 m²
Land: 169360 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
9.09
Visual Appeal
10.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
1.78
Payback Speed
0
STR Suitability
3

Description

Discover this stunning new villa set on an expansive 169,360 m² estate, only 2 km from the historic city of Silves. The home features a welcoming entrance hall, a bright hallway, a spacious bathroom, and three beautifully appointed bedrooms including one en suite with a shower, a generous double bedroom, and a master s

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

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

Detached house in Em502, Serra - Barragem do Arade, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
246 m²
Land Plot
169360 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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
+4.8%
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
1.1%
$777/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
92.7 yr
Rental only

Property details

Energy: B
Condition: good

Description

Discover this stunning new villa set on an expansive 169,360 m² estate, only 2 km from the historic city of Silves. The home features a welcoming entrance hall, a bright hallway, a spacious bathroom, and three beautifully appointed bedrooms including one en suite with a shower, a generous double bedroom, and a master s

Income Breakdown

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Nightly Rate (ADR)
$320/night
50% ($147)Brixfox estimate($320/night)200% ($589)
Occupancy
18%
10%Brixfox estimate(18%)100%

Short-Term Rental

Yearly income
$9,325
Airbnb data$320/night · 18% occupancy
Rental income
$320/night · 18% occ.
$20,841
Running costs (20%)
Utilities, cleaning, maintenance
-$4,168
Income tax (10%)
Indonesian rental income tax
-$5,836
Property tax
Annual property tax
-$1,512
Net income
1.1% ROI
$9,325

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.		$14,707
($8,022–$21,391)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$984,745

Gross yield (asking)

2.4%

True gross yield (all-in)

2.1%

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.

$3.4M$2.6M$1.7M$859K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$967K
+22%
Rental Income
+$46K
Total Position
$1.0M
+27%
5.0%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$98K
Total Position
$1.3M
+60%
4.8%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$231K
Total Position
$2.0M
+148%
4.6%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$408K
Total Position
$3.0M
+276%
4.5%/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
Weak
1.1% annual return
Occupancy
Weak
18% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Strong
169360 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $295 — positioned in the top tier
Generous 169360 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 1.1% 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.
2.7%
$1,920/mo
40% occ.
3.6%
$2,602/mo
18% occ.
1.5%
$1,090/mo
current
28% occ.
2.5%
$1,772/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.