Detached house, Pestana Golf, Vila Fria, Silves
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Grade Bvillamid-range

Detached house, Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€399,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.9%

True Gross Yield

27%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,367/yr
Average Daily Rate: €137
Payback Period: 36.4 years
5-yr Capital Value: €524,280
10-yr Capital Value: €637,867
Brixfox Score: 62.4 / 100
Comparable Properties: 6
Data Confidence: 63%
Search Radius: 3 km

True Investment Cost

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

€456,027

+14.3% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€456,027

Gross yield (asking price)

3.4%

True gross yield (all-in)

2.9%

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: 3
Building: 86 m²
Land: 805 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsminimalist decoroutdoor terrace with modern seating

Score Breakdown

ROI
10.91
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.68
Payback Speed
0
STR Suitability
3

Description

Semi-detached houses T2 Duplex, inserted in the Silves Golf Resort complex that is part of pestana golf resort. A beautiful development with luxury finishes, equipped kitchen, living room, built-in wardrobes, double glazing, water heater, air conditioning, armored door, inserted in a gated community and with 24 hours

Location

📍 37.1669°N, 8.4271°W

· Silves, Algarve, Portugal

View on Imojoy Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Pestana Golf, Vila Fria, Silves

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
86 m²
Land Plot
805 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.2% 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
+6.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$75K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.2%
$794/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
45.5 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

Semi-detached houses T2 Duplex, inserted in the Silves Golf Resort complex that is part of pestana golf resort. A beautiful development with luxury finishes, equipped kitchen, living room, built-in wardrobes, double glazing, water heater, air conditioning, armored door, inserted in a gated community and with 24 hours

Income Breakdown

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Nightly Rate (ADR)
$203/night
50% ($93)Brixfox estimate($203/night)200% ($373)
Occupancy
27%
10%Brixfox estimate(27%)100%

Short-Term Rental

Yearly income
$9,528
Airbnb data$203/night · 27% occupancy
Rental income
$203/night · 27% occ.
$19,783
Running costs (20%)
Utilities, cleaning, maintenance
-$3,957
Income tax (10%)
Indonesian rental income tax
-$5,539
Property tax
Annual property tax
-$759
Net income
2.2% ROI
$9,528

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$433,696
IMT (transfer tax, investment schedule)$21,467
Imposto de Selo (stamp duty)$3,470
Notary & registration$1,359
Legal / due diligence$6,505
Total acquisition costs$32,801
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$493,508

Gross yield (asking)

4.6%

True gross yield (all-in)

4.0%

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.

$2.0M$1.5M$984K$492K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 30: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$47K
Total Position
$532K
+33%
5.9%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$100K
Total Position
$691K
+73%
5.6%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$236K
Total Position
$1.1M
+178%
5.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$417K
Total Position
$1.7M
+329%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.2% annual return
Occupancy
Weak
27% average occupancy
Nightly Rate
Good
$186 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
805 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Generous 805 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 2.2% 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.
3.4%
$1,231/mo
40% occ.
4.6%
$1,662/mo
27% occ.
3.0%
$1,091/mo
current
37% occ.
4.2%
$1,522/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.