Estate, M 502, 1, Serra - Barragem do Arade, Silves
Estate, M 502, 1, Serra - Barragem do Arade, Silves — image 2Estate, M 502, 1, Serra - Barragem do Arade, Silves — image 3Estate, M 502, 1, Serra - Barragem do Arade, Silves — image 4Estate, M 502, 1, Serra - Barragem do Arade, Silves — image 5
Grade C+villabudget

Estate, M 502, 1, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€298,000

Asking Price (EUR)

1.5%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.3%

True Gross Yield

34%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €8,211/yr
Average Daily Rate: €66
-38.0% vs area baselineImage quality 4/10 (-9%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 45.0 years
5-yr Capital Value: €391,568
10-yr Capital Value: €476,402
Brixfox Score: 54.8 / 100
Comparable Properties: 5
Data Confidence: 57%
Search Radius: 4 km

True Investment Cost

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

€361,461

+21.3% over asking

Asking price€298,000
IMT — Property transfer tax (investment schedule)€11,857
IS — Stamp duty (0.8%)€2,384
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,470
Total acquisition costs€19,961
Renovation (est. €350/m² × 80 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€28,000
(€20,000–€36,000)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€15,500
All-in investment (incl. renovation & furnishing)€361,461

Gross yield (asking price)

2.8%

True gross yield (all-in)

2.3%

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: 1
Building: 80 m²
Land: 100000 m²
Style: dated
Condition: fair
Energy Certificate: Not indicated
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

gated-entrance

Score Breakdown

ROI
10.17
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.4
Payback Speed
0
STR Suitability
3

Description

Pleasant farm, near Silves, in the hustle and bustle of the mountains, but 10 minutes from historic and beautiful Silves. Served by paved road, electricity, and crystal-clear water from its own potable spring. A borehole, a pond with potential for a dam, as well as a centuries-old well near a stream that runs through t

Location

📍 37.2327°N, 8.4184°W

· Silves, Algarve, Portugal

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

Estate, M 502, 1, Serra - Barragem do Arade, Silves

Inventory
1 Beds
Bathrooms
0 Baths
Built Area
80 m²
Land Plot
100000 m²
Tenure
Freehold
Yield Curve Status

Grade C+ investment — short-term rental yields 1.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeC+
Brixfox Intelligence
55C+Moderate
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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%
+$56K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.7%
$471/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
57.3 yr
Rental only

Property details

Energy: Not indicated
Condition: fair

Description

Pleasant farm, near Silves, in the hustle and bustle of the mountains, but 10 minutes from historic and beautiful Silves. Served by paved road, electricity, and crystal-clear water from its own potable spring. A borehole, a pond with potential for a dam, as well as a centuries-old well near a stream that runs through t

Income Breakdown

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Nightly Rate (ADR)
$96/night
50% ($44)Brixfox estimate($96/night)200% ($177)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Yearly income
$5,649
Airbnb data$96/night · 34% occupancy
Rental income
$96/night · 34% occ.
$11,953
Running costs (20%)
Utilities, cleaning, maintenance
-$2,391
Income tax (10%)
Indonesian rental income tax
-$3,347
Property tax
Annual property tax
-$567
Net income
1.7% ROI
$5,649

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$323,913
IMT (transfer tax, investment schedule)$12,888
Imposto de Selo (stamp duty)$2,591
Notary & registration$1,359
Legal / due diligence$4,859
Total acquisition costs$21,697
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$30,435
($21,739–$39,130)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$390,718

Gross yield (asking)

3.7%

True gross yield (all-in)

3.1%

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.

$1.4M$1.0M$698K$349K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $298K
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
$363K
+22%
Rental Income
+$28K
Total Position
$390K
+31%
5.5%/yr
Year 10
Capital Value
$441K
+48%
Rental Income
+$60K
Total Position
$501K
+68%
5.3%/yr
Year 20
Capital Value
$653K
+119%
Rental Income
+$140K
Total Position
$793K
+166%
5.0%/yr
Year 30
Capital Value
$967K
+224%
Rental Income
+$247K
Total Position
$1.2M
+307%
4.8%/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
1.7% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Average
$89 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
100000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 100000 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 1.7% 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.
2.1%
$568/mo
40% occ.
2.9%
$774/mo
34% occ.
2.4%
$650/mo
current
44% occ.
3.2%
$855/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.