Detached house, Em 269, Vila Fria, Silves
Detached house, Em 269, Vila Fria, Silves — image 2Detached house, Em 269, Vila Fria, Silves — image 3Detached house, Em 269, Vila Fria, Silves — image 4Detached house, Em 269, Vila Fria, Silves — image 5
Grade B+villamid-range

Detached house, Em 269, Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

4.3%

True Net Yield (Owner, all-in)

3.0%

True Net Yield (Managed, all-in)

6.6%

True Gross Yield

60%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €87,744/yr
Average Daily Rate: €399
Payback Period: 16.0 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 70.6 / 100
Comparable Properties: 5
Data Confidence: 55%
Search Radius: 6 km

True Investment Cost

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

€1.3M

+15.6% 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 × 400 m²)
Light touch-ups — paint, fixtures, deep clean.		€22,000
(€12,000–€32,000)
Furnishing & STR launch (5bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,900
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

7.6%

True gross yield (all-in)

6.6%

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: 5
Bathrooms: 4
Building: 400 m²
Land: 27210 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

cobblestone drivewaylarge outdoor terracetraditional Portuguese kitchen tiling

Score Breakdown

ROI
17.39
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.03
Payback Speed
2
STR Suitability
3

Description

Fantastic 5 bedroom detached house for sale, near Silves, set in a plot of 27,000 m2, with a huge swimming pool of 52m2, covered and with a system that allows you to open it in an easy and practical way, inserted in a space with sauna, fireplace and small kitchen and dining and games area. In short, a perfect space fo

Location

📍 37.1875°N, 8.4261°W

· Silves, Algarve, Portugal

View on OCEAN HOUSE UNIP LDA →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Em 269, Vila Fria, Silves

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

Grade B+ investment — short-term rental yields 5.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score71
GradeB+
Brixfox Intelligence
71B+Strong
Score Breakdown
ROI & Yield78%
Capital Growth75%
Risk Profile72%
Market Demand71%

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
+9.0%
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
5.2%
$5,437/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
19.2 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

Fantastic 5 bedroom detached house for sale, near Silves, set in a plot of 27,000 m2, with a huge swimming pool of 52m2, covered and with a system that allows you to open it in an easy and practical way, inserted in a space with sauna, fireplace and small kitchen and dining and games area. In short, a perfect space fo

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$590/night
50% ($271)Brixfox estimate($590/night)200% ($1085)
Occupancy
60%
10%Brixfox estimate(60%)100%

Short-Term Rental

Yearly income
$65,243
Airbnb data$590/night · 60% occupancy
Rental income
$590/night · 60% occ.
$129,674
Running costs (20%)
Utilities, cleaning, maintenance
-$25,935
Income tax (10%)
Indonesian rental income tax
-$36,309
Property tax
Annual property tax
-$2,188
Net income
5.2% ROI
$65,243

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.		$23,913
($13,043–$34,783)
Furnishing & STR launch
5bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$44,457
All-in investment$1,442,228

Gross yield (asking)

10.4%

True gross yield (all-in)

9.0%

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.

$7.6M$5.7M$3.8M$1.9M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x 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.
Paid back
Year 16: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$319K
Total Position
$1.7M
+49%
8.4%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$688K
Total Position
$2.4M
+108%
7.6%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$1.6M
Total Position
$4.1M
+259%
6.6%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$2.9M
Total Position
$6.6M
+473%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

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
Good
5.2% annual return
Occupancy
Good
60% average occupancy
Nightly Rate
Strong
$542 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Strong
27210 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $542 — 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
STR zoning not confirmed — verify before purchasing for short-term rental use

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

40% occ.
4.7%
$4,871/mo
50% occ.
5.9%
$6,127/mo
60% occ.
7.1%
$7,382/mo
current
70% occ.
8.3%
$8,637/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.