Detached house, CM 1153-1, Serra - Barragem do Arade, Silves
Detached house, CM 1153-1, Serra - Barragem do Arade, Silves — image 2Detached house, CM 1153-1, Serra - Barragem do Arade, Silves — image 3Detached house, CM 1153-1, Serra - Barragem do Arade, Silves — image 4Detached house, CM 1153-1, Serra - Barragem do Arade, Silves — image 5
Grade B+villamid-range

Detached house, CM 1153-1, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€795,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (1 comps, 51% confidence).

4.8%

True Net Yield (Owner, all-in)

3.3%

True Net Yield (Managed, all-in)

7.4%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €88,158/yr
Average Daily Rate: €613
+12.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), Has pool (0%), Has countryside (+10%)
Payback Period: 10.9 years
5-yr Capital Value: €1.0M
10-yr Capital Value: €1.3M
Brixfox Score: 71.7 / 100
Comparable Properties: 1
Data Confidence: 51%
Search Radius: 15 km

True Investment Cost

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

€1.2M

+49.3% 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 × 4790 m²)
Light touch-ups — paint, fixtures, deep clean.		€263,450
(€143,700–€383,200)
Furnishing & STR launch (8bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€61,450
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

11.1%

True gross yield (all-in)

7.4%

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: 6
Building: 4790 m²
Land: 4790 m²
Style: portuguese-traditional
Condition: good
Energy Certificate: E
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar panelstraditional tiled roofcircular architectural feature

Score Breakdown

ROI
21.86
Visual Appeal
9.4
Ownership Security
13
Location
7.2
Land & Space
9.33
Rental Demand
3.94
Payback Speed
4
STR Suitability
3

Description

T8 House in Sítio da Pedreira – Silves Opportunity for own housing, investment, or rural tourism! The property consists of a set of two houses on a 4,790 m² plot, located in a very quiet countryside area with good access, close to the Arade dam and just 5 km from the city of Silves; Land and Exterior: Ample and well-

Location

📍 37.2161°N, 8.3905°W

· Silves, Algarve, Portugal

View on SAM Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, CM 1153-1, Serra - Barragem do Arade, Silves

Inventory
8 Beds
Bathrooms
6 Baths
Built Area
4790 m²
Land Plot
4790 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.7% 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
+11.5%
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
7.7%
$5,562/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
12.9 yr
Rental only

Property details

Energy: E
Condition: good
View: countryside

Description

T8 House in Sítio da Pedreira – Silves Opportunity for own housing, investment, or rural tourism! The property consists of a set of two houses on a 4,790 m² plot, located in a very quiet countryside area with good access, close to the Arade dam and just 5 km from the city of Silves; Land and Exterior: Ample and well-

Income Breakdown

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Nightly Rate (ADR)
$913/night
50% ($420)Brixfox estimate($913/night)200% ($1679)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$66,745
Airbnb data$913/night · 39% occupancy
Rental income
$913/night · 39% occ.
$131,264
Running costs (20%)
Utilities, cleaning, maintenance
-$26,253
Income tax (10%)
Indonesian rental income tax
-$36,754
Property tax
Annual property tax
-$1,512
Net income
7.7% ROI
$66,745

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.		$286,359
($156,196–$416,522)
Furnishing & STR launch
8bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$64,620
All-in investment$1,288,190

Gross yield (asking)

15.2%

True gross yield (all-in)

10.2%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
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
$967K
+22%
Rental Income
+$326K
Total Position
$1.3M
+63%
10.2%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$704K
Total Position
$1.9M
+137%
9.0%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.6M
Total Position
$3.4M
+327%
7.5%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$2.9M
Total Position
$5.5M
+592%
6.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$840 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
4790 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $840 — positioned in the top tier
Generous 4790 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 39% — 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.
7.9%
$5,704/mo
40% occ.
10.6%
$7,648/mo
current
39% occ.
10.5%
$7,531/mo
current
49% occ.
13.2%
$9,474/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.