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Terraced house in Rua de Vale da Lama, Serra - Barragem do Arade, Silves
Grade Avillaluxury

Terraced house in Rua de Vale da Lama, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€790,000

Asking Price (EUR)

10.4%

True Net Yield (Owner, all-in)

7.5%

True Net Yield (Managed, all-in)

12.5%

True Gross Yield

66%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €114,576/yr
Average Daily Rate: €478
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has pool (+10%), Luxury finish (+8%)
Payback Period: 12.8 years
5-yr Capital Value: €915,827
10-yr Capital Value: €1.1M
Brixfox Score: 82 / 100
Comparable Properties: 6
Data Confidence: 67%
Search Radius: 6 km

True Investment Cost

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

€918,970

+16.3% over asking

Asking price€790,000
IMT — Property transfer tax (investment schedule)€47,400
IS — Stamp duty (0.8%)€6,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€11,850
Total acquisition costs€66,820
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€918,970

Gross yield (asking price)

14.5%

True gross yield (all-in)

12.5%

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: 4
Building: 500 m²
Style: contemporary
Condition: excellent
Private Pool
pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

split-level architectureinfinity-edge poolmodern glass railingsmixed roof styles

Score Breakdown

ROI
24.68
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
6.56
Payback Speed
5
STR Suitability
4

Description

Discover a property where privacy, tranquillity and natural beauty come together in perfect harmony. Located in a peaceful area of Silves, overlooking the Arade River and surrounding mountains, this detached two-storey villa has been recently renovated and remains unused since completion, offering the feeling of an alm

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 1
Idealista.pt

Terraced house in Rua de Vale da Lama, Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-87768 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$858,696
Ownership
Freehold
Bedrooms
4
Built area
500 m²
True net yield
7.8%
≈ $10,264/mo net after costs & tax
5-yr total return (net + appreciation)
12.7% / yr avg
Payback in ~13 yrs from rent
Brixfox Score 82 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Condition: excellent
View: pool

Description

Discover a property where privacy, tranquillity and natural beauty come together in perfect harmony. Located in a peaceful area of Silves, overlooking the Arade River and surrounding mountains, this detached two-storey villa has been recently renovated and remains unused since completion, offering the feeling of an alm

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$669/night
50% ($308)Brixfox estimate($669/night)200% ($1231)
Occupancy
66%
10%Brixfox estimate(66%)100%

Short-Term Rental

Indicative
Yearly income
$77,188
Likely range $46,313 – $108,063
Airbnb data$669/night · 66% occupancy
Rental income
$669/night · 66% occ.
$148,438
Running costs (20%)
Utilities, cleaning, maintenance
-$29,688
Income tax (10%)
Indonesian rental income tax
-$41,563
Property tax
Annual property tax
-$0
Net income
9.0% ROI
$77,188

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

7.8%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
12.7%
11.4%
Fully-managed
9.2%
7.8%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

15.3%

Annual Revenue

$148,438

Income Tax / yr

$12,988

Payback

13 yrs

True All-In Cost
Asking price$858,696
IMT — transfer tax (non-resident 7.5%)$64,402
Stamp duty (0.8%)$6,870
Notary + registry$2,174
Legal$10,562
Furnishing + STR launch$27,174
All-in cost$969,877

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$6.8M$5.1M$3.4M$1.7M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $790K
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
$961K
+22%
Rental Income
+$377K
Total Position
$1.3M
+69%
11.1%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$814K
Total Position
$2.0M
+151%
9.6%/yr
Year 20
Capital Value
$1.7M
+119%
Rental Income
+$1.9M
Total Position
$3.6M
+361%
7.9%/yr
Year 30
Capital Value
$2.6M
+224%
Rental Income
+$3.4M
Total Position
$5.9M
+652%
7.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.0% annual return
Occupancy
Good
66% average occupancy
Nightly Rate
Strong
$616 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.0% — outperforms most villas in this market
Premium nightly rate of $616 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Compact plot at 0 m² — limited expansion potential

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

46% occ.
9.1%
$6,502/mo
56% occ.
11.1%
$7,926/mo
66% occ.
13.1%
$9,351/mo
current
76% occ.
15.1%
$10,776/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. Market factors in Portugal may impact actual yields.