Detached house in Vila Fria, Silves
Detached house in Vila Fria, Silves — image 2Detached house in Vila Fria, Silves — image 3Detached house in Vila Fria, Silves — image 4Detached house in Vila Fria, Silves — image 5
Grade Bvillaluxury

Detached house in Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

0.9%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

29%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €27,710/yr
Average Daily Rate: €260
+14.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 51.8 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 61.5 / 100
Comparable Properties: 6
Data Confidence: 81%
Search Radius: 2 km

True Investment Cost

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

€1.3M

+16.2% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€86,250
IS — Stamp duty (0.8%)€9,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,250
Total acquisition costs€113,950
Renovation (est. €55/m² × 230 m²)
Light touch-ups — paint, fixtures, deep clean.		€12,650
(€6,900–€18,400)
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.1%

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: 4
Bathrooms: 3
Building: 230 m²
Land: 27210 m²
Style: portuguese-traditional
Condition: good
Year Built: 1992
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

tennis courtexpansive paved drivewaytraditional Portuguese architecturelarge private estate

Score Breakdown

ROI
9.76
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.92
Payback Speed
0
STR Suitability
3

Description

Fantastic stylishly decorated villa, built in 1992 and fully renovated in 2023, set in a peaceful area of Silves on a 27,210 m² plot with panoramic views of the Algarve countryside. The highlight is the 52 m² saltwater swimming pool with electric roof and spacious terrace area, perfect for outdoor living. The property

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Groupe Mackay Prestige →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Vila Fria, Silves

Inventory
4 Beds
Bathrooms
3 Baths
Built Area
230 m²
Land Plot
27210 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+5.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$216K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$1,554/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
67.0 yr
Rental only

Property details

Year built: 1992
Energy: C
Condition: good

Description

Fantastic stylishly decorated villa, built in 1992 and fully renovated in 2023, set in a peaceful area of Silves on a 27,210 m² plot with panoramic views of the Algarve countryside. The highlight is the 52 m² saltwater swimming pool with electric roof and spacious terrace area, perfect for outdoor living. The property

Income Breakdown

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Nightly Rate (ADR)
$375/night
50% ($173)Brixfox estimate($375/night)200% ($691)
Occupancy
29%
10%Brixfox estimate(29%)100%

Short-Term Rental

Yearly income
$18,653
Airbnb data$375/night · 29% occupancy
Rental income
$375/night · 29% occ.
$40,078
Running costs (20%)
Utilities, cleaning, maintenance
-$8,016
Income tax (10%)
Indonesian rental income tax
-$11,222
Property tax
Annual property tax
-$2,188
Net income
1.5% ROI
$18,653

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$1,250,000
IMT (transfer tax, investment schedule)$93,750
Imposto de Selo (stamp duty)$10,000
Notary & registration$1,359
Legal / due diligence$18,750
Total acquisition costs$123,859
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$13,750
($7,500–$20,000)
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$62,663
All-in investment$1,450,272

Gross yield (asking)

3.2%

True gross yield (all-in)

2.8%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.2M$3.9M$2.6M$1.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $1.1M
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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$91K
Total Position
$1.5M
+30%
5.3%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$197K
Total Position
$1.9M
+65%
5.1%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$461K
Total Position
$3.0M
+159%
4.9%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$816K
Total Position
$4.5M
+295%
4.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Weak
29% average occupancy
Nightly Rate
Strong
$345 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
27210 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $345 — positioned in the top tier
Generous 27210 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 1.5% 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.
2.1%
$2,216/mo
current
40% occ.
2.9%
$3,016/mo
29% occ.
2.1%
$2,155/mo
current
39% occ.
2.8%
$2,955/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.