Launch offer — 3 months free free, no card

Detached house in Serra - Barragem do Arade, Silves
Detached house in Serra - Barragem do Arade, Silves — image 2Detached house in Serra - Barragem do Arade, Silves — image 3Detached house in Serra - Barragem do Arade, Silves — image 4Detached house in Serra - Barragem do Arade, Silves — image 5
Grade C+villabudget

Detached house in Serra - Barragem do Arade, Silves

Silves · Central Algarve ·

€850,000

Asking Price (EUR)

0.8%

True Net Yield (Owner, all-in)

0.4%

True Net Yield (Managed, all-in)

1.6%

True Gross Yield

32%

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: €22,928/yr
Average Daily Rate: €194
-18.0% vs area baselineImage quality 4/10 (-9%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 254.1 years
5-yr Capital Value: €985,383
10-yr Capital Value: €1.1M
Brixfox Score: 45.4 / 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.

€1.4M

+68.0% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €900/m² × 538 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€484,200
(€376,600–€591,800)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

2.7%

True gross yield (all-in)

1.6%

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
Bathrooms: 4
Building: 538 m²
Land: 2195 m²
Style: portuguese-traditional
Condition: needs-renovation
Year Built: 2021
Energy Certificate: Exempt
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
1.56
Visual Appeal
4.4
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.24
Payback Speed
0
STR Suitability
4

Description

House under construction located in a calm area with views of Silves Castle. Situated on a plot of 2195m2, the house has four floors and includes a rooftop terrace. The sub-basement features an automatic gate garage with space for three vehicles, a staircase and an elevator. The basement is designated for technical are

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on RE/MAX Praia →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
RE/MAX Praia
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

Detached house in Serra - Barragem do Arade, Silves

Silves · Central Algarve · Ref BF-5979 Source verified · RE/MAX Praia · listed 2 Jun 2026
Asking price · Freehold
$923,913
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
538 m²
Land
2195 m²
True net yield
0.4%
≈ $1,234/mo net after costs & tax
5-yr total return (net + appreciation)
5.4% / yr avg
Payback in ~254 yrs from rent
Brixfox Score 45 · 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

Loading Map...

Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2021
Energy: Exempt
Condition: needs-renovation

Description

House under construction located in a calm area with views of Silves Castle. Situated on a plot of 2195m2, the house has four floors and includes a rooftop terrace. The sub-basement features an automatic gate garage with space for three vehicles, a staircase and an elevator. The basement is designated for technical are

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)
$273/night
50% ($126)Brixfox estimate($273/night)200% ($502)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Indicative
Yearly income
$15,532
Likely range $9,320 – $21,745
Airbnb data$273/night · 32% occupancy
Rental income
$273/night · 32% occ.
$29,870
Running costs (20%)
Utilities, cleaning, maintenance
-$5,974
Income tax (10%)
Indonesian rental income tax
-$8,363
Property tax
Annual property tax
-$0
Net income
1.7% ROI
$15,532

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.4%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.4%
1.2%
Fully-managed
0.6%
0.4%
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

2.9%

Annual Revenue

$29,870

Income Tax / yr

$2,614

Payback

—

True All-In Cost
Asking price$923,913
IMT — transfer tax (non-resident 7.5%)$69,293
Stamp duty (0.8%)$7,391
Notary + registry$2,174
Legal$11,364
Furnishing + STR launch$27,174
All-in cost$1,041,310

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$4.0M$3.0M$2.0M$988K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $850K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.0M
+22%
Rental Income
+$76K
Total Position
$1.1M
+31%
5.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$164K
Total Position
$1.4M
+67%
5.3%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$384K
Total Position
$2.2M
+164%
5.0%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$680K
Total Position
$3.4M
+304%
4.8%/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

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$251 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Strong
2195 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $251 — positioned in the top tier
Generous 2195 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 1.7% is below 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.
2.3%
$1,744/mo
40% occ.
3.0%
$2,325/mo
32% occ.
2.4%
$1,882/mo
current
42% occ.
3.2%
$2,463/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.