Detached house, CM 1153, Nn, Serra - Barragem do Arade, Silves
Detached house, CM 1153, Nn, Serra - Barragem do Arade, Silves — image 2
Grade B+villabudget

Detached house, CM 1153, Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€570,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.5%

True Net Yield (Managed, all-in)

1.2%

True Gross Yield

65%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €165,629/yr
Average Daily Rate: €695
Payback Period: 4.3 years
5-yr Capital Value: €748,972
10-yr Capital Value: €911,238
Brixfox Score: 72.4 / 100
Comparable Properties: 3
Data Confidence: 54%
Search Radius: 15 km

True Investment Cost

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

€14.2M

+2383.6% over asking

Asking price€570,000
IMT — Property transfer tax (investment schedule)€33,430
IS — Stamp duty (0.8%)€4,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,550
Total acquisition costs€47,790
Renovation (est. €900/m² × 15000 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€13.5M
(€10.5M–€16.5M)
Furnishing & STR launch (8bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,950
All-in investment (incl. renovation & furnishing)€14.2M

Gross yield (asking price)

29.1%

True gross yield (all-in)

1.2%

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: 8
Bathrooms: 5
Building: 15000 m²
Land: 580 m²
Style: portuguese-traditional
Condition: needs-renovation
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
4.6
Ownership Security
13
Location
7.2
Land & Space
8.05
Rental Demand
6.53
Payback Speed
5
STR Suitability
3

Description

Farm with 1.5 hectares of land and 290m2 of construction in the Pinheiro e Garrado area, about 3km from Silves. Urban land with approximately 580m2. Very quiet area with good access and other surrounding farms. Close to Silves and the Arade dam with a bus stop in front of the land. Housing with 270m2 needing some rem

Location

📍 37.2146°N, 8.3979°W

· Silves, Algarve, Portugal

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

Detached house, CM 1153, Nn, Serra - Barragem do Arade, Silves

Inventory
8 Beds
Bathrooms
5 Baths
Built Area
15000 m²
Land Plot
580 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 20.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+23.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$107K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
20.1%
$10,380/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
5 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
5.0 yr
Rental only

Property details

Energy: Exempt
Condition: needs-renovation

Description

Farm with 1.5 hectares of land and 290m2 of construction in the Pinheiro e Garrado area, about 3km from Silves. Urban land with approximately 580m2. Very quiet area with good access and other surrounding farms. Close to Silves and the Arade dam with a bus stop in front of the land. Housing with 270m2 needing some rem

Income Breakdown

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Nightly Rate (ADR)
$1,014/night
50% ($466)Brixfox estimate($1,014/night)200% ($1866)
Occupancy
65%
10%Brixfox estimate(65%)100%

Short-Term Rental

Yearly income
$124,566
Airbnb data$1,014/night · 65% occupancy
Rental income
$1,014/night · 65% occ.
$241,635
Running costs (20%)
Utilities, cleaning, maintenance
-$48,327
Income tax (10%)
Indonesian rental income tax
-$67,658
Property tax
Annual property tax
-$1,084
Net income
20.1% ROI
$124,566

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$619,565
IMT (transfer tax, investment schedule)$36,337
Imposto de Selo (stamp duty)$4,957
Notary & registration$1,359
Legal / due diligence$9,293
Total acquisition costs$51,946
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$14,673,913
($11,413,043–$17,934,783)
Furnishing & STR launch
8bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$40,163
All-in investment$15,385,587

Gross yield (asking)

39.0%

True gross yield (all-in)

1.6%

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.

$8.4M$6.3M$4.2M$2.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $570K
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 5: rental income alone has repaid the full purchase price.
2x return
Year 4: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$693K
+22%
Rental Income
+$608K
Total Position
$1.3M
+128%
18.0%/yr
Year 10
Capital Value
$844K
+48%
Rental Income
+$1.3M
Total Position
$2.2M
+279%
14.2%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$3.1M
Total Position
$4.3M
+659%
10.7%/yr
Year 30
Capital Value
$1.8M
+224%
Rental Income
+$5.5M
Total Position
$7.3M
+1181%
8.9%/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
20.1% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$933 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
580 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 20.1% — outperforms most villas in this market
Premium nightly rate of $933 — positioned in the top tier
Generous 580 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

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

45% occ.
18.8%
$9,686/mo
55% occ.
22.9%
$11,845/mo
65% occ.
27.1%
$14,004/mo
current
75% occ.
31.3%
$16,163/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.