Detached house in Vale Formosilho Nn, São Marcos da Serra
Detached house in Vale Formosilho Nn, São Marcos da Serra — image 2Detached house in Vale Formosilho Nn, São Marcos da Serra — image 3Detached house in Vale Formosilho Nn, São Marcos da Serra — image 4Detached house in Vale Formosilho Nn, São Marcos da Serra — image 5
Grade B+villabudget

Detached house in Vale Formosilho Nn, São Marcos da Serra

Silves · Central Algarve ·

€120,000

Asking Price (EUR)

0.1%

True Net Yield (Owner, all-in)

0.0%

True Net Yield (Managed, all-in)

0.1%

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: €12,655/yr
Average Daily Rate: €52
-41.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 9.3 years
5-yr Capital Value: €157,678
10-yr Capital Value: €191,840
Brixfox Score: 73.8 / 100
Comparable Properties: 4
Data Confidence: 55%
Search Radius: 15 km

True Investment Cost

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

€15.7M

+12947.4% over asking

Asking price€120,000
IMT — Property transfer tax (investment schedule)€1,381
IS — Stamp duty (0.8%)€960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,800
Total acquisition costs€5,391
Renovation (est. €900/m² × 17240 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€15.5M
(€12.1M–€19.0M)
Furnishing & STR launch (0bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€15.7M

Gross yield (asking price)

10.6%

True gross yield (all-in)

0.1%

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.

Building: 17240 m²
Land: 17240 m²
Style: dated
Condition: needs-renovation
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ruined stone structure

Score Breakdown

ROI
24.22
Visual Appeal
4.6
Ownership Security
13
Location
7.2
Land & Space
9.33
Rental Demand
8.46
Payback Speed
4
STR Suitability
3

Description

Farm with project under approval located in Vale Formosilho, São Marcos da Serra. Land 17240 m2 House 290 m2 Distance from the village of São Marcos da Serra 4 km Albufeira beaches 44 km For further informations please contact Samuel Dias.

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Predimed São Marcos da Serra →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vale Formosilho Nn, São Marcos da Serra

Inventory
0 Beds
Bathrooms
0 Baths
Built Area
17240 m²
Land Plot
17240 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 9.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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
+12.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$23K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
9.1%
$985/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.0 yr
Rental only

Property details

Energy: Not indicated
Condition: needs-renovation

Description

Farm with project under approval located in Vale Formosilho, São Marcos da Serra. Land 17240 m2 House 290 m2 Distance from the village of São Marcos da Serra 4 km Albufeira beaches 44 km For further informations please contact Samuel Dias.

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$75/night
50% ($35)Brixfox estimate($75/night)200% ($138)
Occupancy
85%
10%Brixfox estimate(85%)100%

Short-Term Rental

Yearly income
$11,822
Airbnb data$75/night · 85% occupancy
Rental income
$75/night · 85% occ.
$23,173
Running costs (20%)
Utilities, cleaning, maintenance
-$4,635
Income tax (10%)
Indonesian rental income tax
-$6,488
Property tax
Annual property tax
-$228
Net income
9.1% ROI
$11,822

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$130,435
IMT (transfer tax, investment schedule)$1,501
Imposto de Selo (stamp duty)$1,043
Notary & registration$1,359
Legal / due diligence$1,957
Total acquisition costs$5,860
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$16,865,217
($13,117,391–$20,613,043)
Furnishing & STR launch
0bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$17,016,186

Gross yield (asking)

17.8%

True gross yield (all-in)

0.1%

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.

$1.0M$782K$521K$261K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $120K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$146K
+22%
Rental Income
+$58K
Total Position
$204K
+70%
11.2%/yr
Year 10
Capital Value
$178K
+48%
Rental Income
+$125K
Total Position
$302K
+152%
9.7%/yr
Year 20
Capital Value
$263K
+119%
Rental Income
+$292K
Total Position
$555K
+363%
8.0%/yr
Year 30
Capital Value
$389K
+224%
Rental Income
+$517K
Total Position
$907K
+656%
7.0%/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
Strong
9.1% annual return
Occupancy
Strong
85% average occupancy
Nightly Rate
Weak
$69 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
17240 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.1% — outperforms most villas in this market
Strong occupancy at 85% — consistent booking demand
Generous 17240 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
ADR of $69 limits revenue ceiling — consider repositioning potential

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

Risks & What-If

What if occupancy changes?

Owner Managed scenario

65% occ.
9.3%
$1,013/mo
75% occ.
10.8%
$1,173/mo
85% occ.
12.3%
$1,333/mo
current
95% occ.
13.7%
$1,493/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.