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House, Val 2212, Serra - Barragem do Arade, Silves
House, Val 2212, Serra - Barragem do Arade, Silves — image 2House, Val 2212, Serra - Barragem do Arade, Silves — image 3House, Val 2212, Serra - Barragem do Arade, Silves — image 4House, Val 2212, Serra - Barragem do Arade, Silves — image 5
Grade C+villaluxury

House, Val 2212, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€839,999

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

35%

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: €41,029/yr
Average Daily Rate: €322
+36.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 56.0 years
5-yr Capital Value: €973,789
10-yr Capital Value: €1.1M
Brixfox Score: 54.8 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€964,269

+14.8% over asking

Asking price€839,999
IMT — Property transfer tax (investment schedule)€50,400
IS — Stamp duty (0.8%)€6,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,600
Total acquisition costs€70,970
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€964,269

Gross yield (asking price)

4.9%

True gross yield (all-in)

4.3%

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: 3
Building: 120 m²
Style: modern
Condition: new-build
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsseamless indoor-outdoor livingminimalist modern designintegrated open-plan living area

Score Breakdown

ROI
7.12
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
4.4
Rental Demand
3.49
Payback Speed
0
STR Suitability
4

Description

3-Bedroom villa, new, furnished and equipped, with 120 sqm and swimming pool, on a plot of 710 sqm, at Silves Hills, in Silves, in the Algarve. Silves Hills comprises 154 modern villas set within a gated community with stunning views over the Serra de Monchique and the surrounding historic area. It features a central

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit JLL Residential Portugal →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
JLL Residential Portugal
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

House, Val 2212, Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-5297 Source verified · JLL Residential Portugal · listed 1 May 2026
Asking price · Freehold
$913,042
View original listing
Ownership
Freehold
Bedrooms
3
Built area
120 m²
True net yield
1.8%
≈ $3,027/mo net after costs & tax
5-yr total return (net + appreciation)
6.8% / yr avg
Payback in ~56 yrs from rent
Brixfox Score 55 · C+

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: new-build

Description

3-Bedroom villa, new, furnished and equipped, with 120 sqm and swimming pool, on a plot of 710 sqm, at Silves Hills, in Silves, in the Algarve. Silves Hills comprises 154 modern villas set within a gated community with stunning views over the Serra de Monchique and the surrounding historic area. It features a central

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)
$453/night
50% ($208)Brixfox estimate($453/night)200% ($833)
Occupancy
35%
10%Brixfox estimate(35%)100%

Short-Term Rental

Indicative
Yearly income
$27,784
Likely range $16,671 – $38,898
Airbnb data$453/night · 35% occupancy
Rental income
$453/night · 35% occ.
$53,430
Running costs (20%)
Utilities, cleaning, maintenance
-$10,686
Income tax (10%)
Indonesian rental income tax
-$14,961
Property tax
Annual property tax
-$0
Net income
3.0% ROI
$27,784

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.8%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.5%
3.1%
Fully-managed
2.2%
1.8%
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

5.2%

Annual Revenue

$53,430

Income Tax / yr

$4,675

Payback

56 yrs

True All-In Cost
Asking price$913,042
IMT — transfer tax (non-resident 7.5%)$68,478
Stamp duty (0.8%)$7,304
Notary + registry$2,174
Legal$11,230
Furnishing + STR launch$27,174
All-in cost$1,029,403

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.5M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $840K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$136K
Total Position
$1.2M
+38%
6.6%/yr
Year 10
Capital Value
$1.2M
+48%
Rental Income
+$293K
Total Position
$1.5M
+83%
6.2%/yr
Year 20
Capital Value
$1.8M
+119%
Rental Income
+$687K
Total Position
$2.5M
+201%
5.7%/yr
Year 30
Capital Value
$2.7M
+224%
Rental Income
+$1.2M
Total Position
$3.9M
+369%
5.3%/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
3.0% annual return
Occupancy
Weak
35% average occupancy
Nightly Rate
Strong
$417 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

Premium nightly rate of $417 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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.
3.8%
$2,892/mo
40% occ.
5.1%
$3,856/mo
35% occ.
4.4%
$3,366/mo
current
45% occ.
5.7%
$4,330/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.