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Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves
Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 2Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 3Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 4Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves — image 5
Grade Cvillabudget

Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€81,000

Asking Price (EUR)

2.3%

True Net Yield (Owner, all-in)

0.3%

True Net Yield (Managed, all-in)

5.7%

True Gross Yield

39%

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: €9,562/yr
Average Daily Rate: €68
-28.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Budget finish (-12%)
Payback Period: 99.0 years
5-yr Capital Value: €93,901
10-yr Capital Value: €108,857
Brixfox Score: 38.3 / 100
Comparable Properties: 13
Data Confidence: 68%
Search Radius: 6 km

True Investment Cost

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

€166,358

+105.4% over asking

Asking price€81,000
IMT — Property transfer tax (investment schedule)€810
IS — Stamp duty (0.8%)€648
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€1,500
Total acquisition costs€4,208
Renovation (est. €350/m² × 178 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€62,300
(€44,500–€80,100)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€18,850
All-in investment (incl. renovation & furnishing)€166,358

Gross yield (asking price)

11.8%

True gross yield (all-in)

5.7%

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: 2
Bathrooms: 1
Building: 178 m²
Land: 178.7 m²
Style: portuguese-traditional
Condition: fair
Energy Certificate: Exempt

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
0
Visual Appeal
6
Ownership Security
13
Location
7.2
Land & Space
4.2
Rental Demand
3.85
Payback Speed
0
STR Suitability
4

Description

JUDICIAL SALE: Urban building for housing and commerce in Silves - Urban building in full ownership with floors or divisions susceptible to independent use, one for housing and one for commerce, located in Pinheiro e Garrado (Norinha), parish and municipality of Silves, Faro district, bordering to the north with Own Pr

Location

📍 37.2138°N, 8.4025°W

· Silves, Algarve, Portugal

View this property on JOEL SILVA ANTUNES & ASSOCIADOS - Soc. Agentes de Execução e Solicitadores, SP, RL →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
JOEL SILVA ANTUNES & ASSOCIADOS - Soc. Agentes de Execução e Solicitadores, SP, RL
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

Detached house, Pinheiro e Garrado( Norinha), Nn, Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-5767 Source verified · JOEL SILVA ANTUNES & ASSOCIADOS - Soc. Agentes de Execução e Solicitadores, SP, RL · listed 2 Jun 2026
Asking price · Freehold
$88,043
View original listing
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
178 m²
Land
178.7 m²
5-yr total return (net + appreciation)
11.1% / yr avg
Payback in ~99 yrs from rent
Brixfox Score 38 · 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

Energy: Exempt
Condition: fair

Description

JUDICIAL SALE: Urban building for housing and commerce in Silves - Urban building in full ownership with floors or divisions susceptible to independent use, one for housing and one for commerce, located in Pinheiro e Garrado (Norinha), parish and municipality of Silves, Faro district, bordering to the north with Own Pr

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)
$96/night
50% ($44)Brixfox estimate($96/night)200% ($176)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$6,477
Likely range $3,887 – $9,068
Airbnb data$96/night · 39% occupancy
Rental income
$96/night · 39% occ.
$12,457
Running costs (20%)
Utilities, cleaning, maintenance
-$2,491
Income tax (10%)
Indonesian rental income tax
-$3,488
Property tax
Annual property tax
-$0
Net income
7.4% ROI
$6,477

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

0.0%

on all-in cost of $128,710

Scenario
Pre-tax
After-tax
Owner-managed
3.8%
3.0%
Fully-managed
0.5%
0.0%
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

9.7%

Annual Revenue

$12,457

Income Tax / yr

$1,090

Payback

—

True All-In Cost
Asking price$88,043
IMT — transfer tax (non-resident 7.5%)$6,603
Stamp duty (0.8%)$704
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$27,174
All-in cost$128,710

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$628K$471K$314K$157K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $81K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$99K
+22%
Rental Income
+$32K
Total Position
$130K
+61%
10.0%/yr
Year 10
Capital Value
$120K
+48%
Rental Income
+$68K
Total Position
$188K
+132%
8.8%/yr
Year 20
Capital Value
$177K
+119%
Rental Income
+$160K
Total Position
$338K
+317%
7.4%/yr
Year 30
Capital Value
$263K
+224%
Rental Income
+$284K
Total Position
$546K
+574%
6.6%/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
7.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Average
$88 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Average
179 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.3%
$611/mo
40% occ.
11.1%
$814/mo
39% occ.
10.7%
$785/mo
current
49% occ.
13.5%
$988/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.