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Detached house, Em1153, Serra - Barragem do Arade, Silves
Detached house, Em1153, Serra - Barragem do Arade, Silves — image 2Detached house, Em1153, Serra - Barragem do Arade, Silves — image 3Detached house, Em1153, Serra - Barragem do Arade, Silves — image 4Detached house, Em1153, Serra - Barragem do Arade, Silves — image 5
Grade B+villamid-range

Detached house, Em1153, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€620,000

Asking Price (EUR)

6.4%

True Net Yield (Owner, all-in)

4.4%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

42%

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: €60,794/yr
Average Daily Rate: €393
+15.0% vs area baselinePortuguese-traditional style (+5%), Has pool (0%), Has view (+10%)
Payback Period: 21.6 years
5-yr Capital Value: €718,750
10-yr Capital Value: €833,228
Brixfox Score: 73.2 / 100
Comparable Properties: 6
Data Confidence: 59%
Search Radius: 6 km

True Investment Cost

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

€734,730

+18.5% over asking

Asking price€620,000
IMT — Property transfer tax (investment schedule)€37,430
IS — Stamp duty (0.8%)€4,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,300
Total acquisition costs€52,940
Renovation (est. €55/m² × 298 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,390
(€8,940–€23,840)
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)€734,730

Gross yield (asking price)

9.8%

True gross yield (all-in)

8.3%

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: 5
Bathrooms: 4
Building: 298 m²
Land: 8640 m²
Style: portuguese-traditional
Condition: good
Year Built: 2017
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional blue and white exterior trimmultiple terraces/patiossolar panels

Score Breakdown

ROI
16.92
Visual Appeal
12.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.24
Payback Speed
3
STR Suitability
4

Description

Renovated 3+2 Bedroom Villa on 8,640 sqm with Full Privacy, 5 min from Silves We present this fantastic 3+1bedroom villa located at area of Pinheiro e Garrado, in Silves, ideal for those seeking quality of life, privacy, and proximity to the city. Just a 5-minute drive from the town center, this property offers the pe

Location

📍 37.2082°N, 8.4143°W

· Silves, Algarve, Portugal

Visit Century21 Realty Art →Listed via Idealista.pt
5-bedroom freehold villa in Silves — photo 1 of 5
Century21 Realty Art
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5-bedroom freehold villa in Silves — photo 5 of 5

Detached house, Em1153, Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-5416 Source verified · Century21 Realty Art · listed 2 Jun 2026
Asking price · Freehold
$673,913
View original listing
Ownership
Freehold
Bedrooms
5
Bathrooms
4
Built area
298 m²
Land
8640 m²
True net yield
4.6%
≈ $5,122/mo net after costs & tax
5-yr total return (net + appreciation)
9.9% / yr avg
Payback in ~22 yrs from rent
Brixfox Score 73 · 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: 2017
Energy: B
Condition: good

Description

Renovated 3+2 Bedroom Villa on 8,640 sqm with Full Privacy, 5 min from Silves We present this fantastic 3+1bedroom villa located at area of Pinheiro e Garrado, in Silves, ideal for those seeking quality of life, privacy, and proximity to the city. Just a 5-minute drive from the town center, this property offers the pe

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)
$552/night
50% ($254)Brixfox estimate($552/night)200% ($1016)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Indicative
Yearly income
$41,180
Likely range $24,708 – $57,652
Airbnb data$552/night · 42% occupancy
Rental income
$552/night · 42% occ.
$79,192
Running costs (20%)
Utilities, cleaning, maintenance
-$15,838
Income tax (10%)
Indonesian rental income tax
-$22,174
Property tax
Annual property tax
-$0
Net income
6.1% ROI
$41,180

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

4.6%

on all-in cost of $767,485

Scenario
Pre-tax
After-tax
Owner-managed
8.0%
7.1%
Fully-managed
5.5%
4.6%
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

10.3%

Annual Revenue

$79,192

Income Tax / yr

$6,929

Payback

22 yrs

True All-In Cost
Asking price$673,913
IMT — transfer tax (non-resident 7.5%)$50,543
Stamp duty (0.8%)$5,391
Notary + registry$2,174
Legal$8,289
Furnishing + STR launch$27,174
All-in cost$767,485

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.4M$3.3M$2.2M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $620K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$754K
+22%
Rental Income
+$201K
Total Position
$955K
+54%
9.0%/yr
Year 10
Capital Value
$918K
+48%
Rental Income
+$434K
Total Position
$1.4M
+118%
8.1%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$1.0M
Total Position
$2.4M
+283%
6.9%/yr
Year 30
Capital Value
$2.0M
+224%
Rental Income
+$1.8M
Total Position
$3.8M
+515%
6.2%/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
Good
6.1% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$508 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
8640 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $508 — positioned in the top tier
Generous 8640 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 42% — 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.
6.3%
$3,528/mo
40% occ.
8.4%
$4,705/mo
42% occ.
8.9%
$4,989/mo
current
52% occ.
11.0%
$6,165/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.