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Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves
Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves — image 2Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves — image 3Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves — image 4Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves — image 5
Grade B+villaluxury

Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves

Silves · Central Algarve ·

€2.2M

Asking Price (EUR)

4.7%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

68%

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: €147,026/yr
Average Daily Rate: €596
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has countryside (+10%), Luxury finish (+8%)
Payback Period: 26.8 years
5-yr Capital Value: €2.6M
10-yr Capital Value: €3.0M
Brixfox Score: 74.3 / 100
Comparable Properties: 7
Data Confidence: 70%
Search Radius: 3 km

True Investment Cost

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

€2.5M

+13.1% over asking

Asking price€2.2M
IMT — Property transfer tax (investment schedule)€165,000
IS — Stamp duty (0.8%)€17,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€33,000
Total acquisition costs€216,850
Renovation€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€2.5M

Gross yield (asking price)

6.7%

True gross yield (all-in)

5.9%

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: 5
Bathrooms: 4
Building: 665 m²
Land: 9605 m²
Style: contemporary
Condition: excellent
Year Built: 1983
Energy Certificate: C
Private Pool
countryside

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

stone-clad exteriormultiple outdoor living areaslarge private pool with integrated spaextensive landscaped gardenspergola-covered dining/lounge areas

Score Breakdown

ROI
14.06
Visual Appeal
14.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
7.21
Payback Speed
2
STR Suitability
4

Description

**Iconic Property with Panoramic Views over Silves** Set in an elevated and privileged position in Silves, this remarkable property enjoys breathtaking 360-degree panoramic views over the Algarve countryside, offering privacy, tranquillity, and a truly unique setting. The estate comprises a main residence with 6 bedr

Location

📍 37.1789°N, 8.4612°W

· Silves, Algarve, Portugal

Listed by Century21 Realty Art 4 via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
5-bedroom freehold villa in Silves — photo 2 of 5
5-bedroom freehold villa in Silves — photo 3 of 5
5-bedroom freehold villa in Silves — photo 4 of 5
5-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Arrochela, Silves, Portugal, Estação de Silves - Cerro de São Miguel, Silves

Silves · Central Algarve · Ref BF-87789 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$2,391,304
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
665 m²
Land
9605 m²
True net yield
3.7%
≈ $13,525/mo net after costs & tax
5-yr total return (net + appreciation)
8.2% / yr avg
Payback in ~27 yrs from rent
Brixfox Score 74 · B+

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

Year built: 1983
Energy: C
Condition: excellent
View: countryside

Description

**Iconic Property with Panoramic Views over Silves** Set in an elevated and privileged position in Silves, this remarkable property enjoys breathtaking 360-degree panoramic views over the Algarve countryside, offering privacy, tranquillity, and a truly unique setting. The estate comprises a main residence with 6 bedr

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)
$834/night
50% ($384)Brixfox estimate($834/night)200% ($1535)
Occupancy
72%
10%Brixfox estimate(72%)100%

Short-Term Rental

Indicative
Yearly income
$105,765
Likely range $63,459 – $148,071
Airbnb data$834/night · 72% occupancy
Rental income
$834/night · 72% occ.
$203,393
Running costs (20%)
Utilities, cleaning, maintenance
-$40,679
Income tax (10%)
Indonesian rental income tax
-$56,950
Property tax
Annual property tax
-$0
Net income
4.4% ROI
$105,765

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

3.7%

on all-in cost of $2,632,500

Scenario
Pre-tax
After-tax
Owner-managed
6.2%
5.5%
Fully-managed
4.4%
3.7%
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

7.7%

Annual Revenue

$203,393

Income Tax / yr

$17,797

Payback

27 yrs

True All-In Cost
Asking price$2,391,304
IMT — transfer tax (non-resident 7.5%)$179,348
Stamp duty (0.8%)$19,130
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,632,500

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$13.5M$10.1M$6.8M$3.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.2M
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 18: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.7M
+22%
Rental Income
+$517K
Total Position
$3.2M
+45%
7.7%/yr
Year 10
Capital Value
$3.3M
+48%
Rental Income
+$1.1M
Total Position
$4.4M
+99%
7.1%/yr
Year 20
Capital Value
$4.8M
+119%
Rental Income
+$2.6M
Total Position
$7.4M
+238%
6.3%/yr
Year 30
Capital Value
$7.1M
+224%
Rental Income
+$4.6M
Total Position
$11.8M
+435%
5.7%/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
Average
4.4% annual return
Occupancy
Good
72% average occupancy
Nightly Rate
Strong
$767 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
9605 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $767 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 9605 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.4% is near the market average — model your cashflow carefully

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

52% occ.
4.6%
$9,262/mo
62% occ.
5.5%
$11,038/mo
72% occ.
6.4%
$12,815/mo
current
82% occ.
7.3%
$14,591/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.