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Detached house in 8300-035, Serra - Barragem do Arade, Silves
Detached house in 8300-035, Serra - Barragem do Arade, Silves — image 2Detached house in 8300-035, Serra - Barragem do Arade, Silves — image 3Detached house in 8300-035, Serra - Barragem do Arade, Silves — image 4Detached house in 8300-035, Serra - Barragem do Arade, Silves — image 5
Grade B+villamid-range

Detached house in 8300-035, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€1.3M

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

5.2%

True Gross Yield

49%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €92,224/yr
Average Daily Rate: €515
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 27.9 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.7M
Brixfox Score: 66.2 / 100
Comparable Properties: 5
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.

€1.8M

+39.5% over asking

Asking price€1.3M
IMT — Property transfer tax (investment schedule)€95,250
IS — Stamp duty (0.8%)€10,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€19,050
Total acquisition costs€125,710
Renovation (est. €55/m² × 6000 m²)
Light touch-ups — paint, fixtures, deep clean.		€330,000
(€180,000–€480,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€45,400
All-in investment (incl. renovation & furnishing)€1.8M

Gross yield (asking price)

7.3%

True gross yield (all-in)

5.2%

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: 5
Bathrooms: 4
Building: 6000 m²
Land: 6000 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

terraced landscapingtraditional Portuguese architectural detailselevated position with panoramic views

Score Breakdown

ROI
13.57
Visual Appeal
12.2
Ownership Security
13
Location
7.2
Land & Space
9.33
Rental Demand
4.91
Payback Speed
2
STR Suitability
4

Description

EXCLUSIVE VILLA IN THE HISTORICAL CENTER OF SILVES! In the heart of the historical center of Silves, this unique villa combines tradition, charm, and exclusivity in a truly unique setting. Set on a generous plot of 6,000 m², with a private area of 332 m², this property offers stunning views of the iconic castle and t

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Listed by VS BROTHERS REAL ESTATE 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 8300-035, Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-5221 Source verified · Idealista.pt · listed 2 Jun 2026
Asking price · Freehold
$1,380,435
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
6000 m²
Land
6000 m²
True net yield
3.6%
≈ $7,800/mo net after costs & tax
5-yr total return (net + appreciation)
8.3% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 66 · 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: 1994
Energy: D
Condition: good

Description

EXCLUSIVE VILLA IN THE HISTORICAL CENTER OF SILVES! In the heart of the historical center of Silves, this unique villa combines tradition, charm, and exclusivity in a truly unique setting. Set on a generous plot of 6,000 m², with a private area of 332 m², this property offers stunning views of the iconic castle and t

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)
$723/night
50% ($333)Brixfox estimate($723/night)200% ($1331)
Occupancy
49%
10%Brixfox estimate(49%)100%

Short-Term Rental

Indicative
Yearly income
$62,411
Likely range $37,447 – $87,376
Airbnb data$723/night · 49% occupancy
Rental income
$723/night · 49% occ.
$120,022
Running costs (20%)
Utilities, cleaning, maintenance
-$24,004
Income tax (10%)
Indonesian rental income tax
-$33,606
Property tax
Annual property tax
-$0
Net income
4.5% ROI
$62,411

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
6.1%
5.4%
Fully-managed
4.3%
3.6%
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

7.8%

Annual Revenue

$120,022

Income Tax / yr

$10,502

Payback

28 yrs

True All-In Cost
Asking price$1,380,435
IMT — transfer tax (non-resident 7.5%)$103,533
Stamp duty (0.8%)$11,043
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,537,728

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.9M$5.9M$3.9M$2.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.3M
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
$1.5M
+22%
Rental Income
+$305K
Total Position
$1.8M
+46%
7.8%/yr
Year 10
Capital Value
$1.9M
+48%
Rental Income
+$658K
Total Position
$2.5M
+100%
7.2%/yr
Year 20
Capital Value
$2.8M
+119%
Rental Income
+$1.5M
Total Position
$4.3M
+241%
6.3%/yr
Year 30
Capital Value
$4.1M
+224%
Rental Income
+$2.7M
Total Position
$6.9M
+439%
5.8%/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

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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
4.5% annual return
Occupancy
Average
49% average occupancy
Nightly Rate
Strong
$665 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
6000 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $665 — positioned in the top tier
Generous 6000 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 4.5% is near 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.
4.0%
$4,620/mo
40% occ.
5.4%
$6,160/mo
49% occ.
6.6%
$7,561/mo
current
59% occ.
7.9%
$9,101/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.