Detached house in Pestana Golf, Vila Fria, Silves
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Grade Bvillaluxury

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€950,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

26%

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: €35,869/yr
Average Daily Rate: €372
Payback Period: 33.1 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.5M
Brixfox Score: 64.7 / 100
Comparable Properties: 5
Data Confidence: 62%
Search Radius: 3 km

True Investment Cost

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

€1.1M

+14.0% over asking

Asking price€950,000
IMT — Property transfer tax (investment schedule)€57,000
IS — Stamp duty (0.8%)€7,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€14,250
Total acquisition costs€80,100
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€53,300
All-in investment (incl. renovation & furnishing)€1.1M

Gross yield (asking price)

3.8%

True gross yield (all-in)

3.3%

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: 3
Building: 162 m²
Land: 1036 m²
Style: modern
Condition: new-build
Energy Certificate: B
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern minimalist architecturelarge outdoor living spacesprivate swimming poolwooden pergolaindoor-outdoor flow

Score Breakdown

ROI
11.29
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.64
Payback Speed
0
STR Suitability
3

Description

House T3 under construction in Silves Golf. We present this sophisticated villa, ideal for those looking for comfort in an exclusive environment. The villa consists of two floors. On the ground floor we can find: Living and dining room with access and garden view Open space kitchen Laundry Storage Suite with (acce

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on City Home →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Pestana Golf, Vila Fria, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
162 m²
Land Plot
1036 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score65
GradeB
Brixfox Intelligence
65BStrong
Score Breakdown
ROI & Yield72%
Capital Growth68%
Risk Profile67%
Market Demand65%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$178K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$2,095/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
41.1 yr
Rental only

Property details

Energy: B
Condition: new-build

Description

House T3 under construction in Silves Golf. We present this sophisticated villa, ideal for those looking for comfort in an exclusive environment. The villa consists of two floors. On the ground floor we can find: Living and dining room with access and garden view Open space kitchen Laundry Storage Suite with (acce

Income Breakdown

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Nightly Rate (ADR)
$537/night
50% ($247)Brixfox estimate($537/night)200% ($988)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$25,142
Airbnb data$537/night · 26% occupancy
Rental income
$537/night · 26% occ.
$51,826
Running costs (20%)
Utilities, cleaning, maintenance
-$10,365
Income tax (10%)
Indonesian rental income tax
-$14,511
Property tax
Annual property tax
-$1,807
Net income
2.4% ROI
$25,142

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$1,032,609
IMT (transfer tax, investment schedule)$61,957
Imposto de Selo (stamp duty)$8,261
Notary & registration$1,359
Legal / due diligence$15,489
Total acquisition costs$87,065
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$1,175,435

Gross yield (asking)

5.0%

True gross yield (all-in)

4.4%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $950K
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 28: 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
$1.2M
+22%
Rental Income
+$123K
Total Position
$1.3M
+35%
6.1%/yr
Year 10
Capital Value
$1.4M
+48%
Rental Income
+$265K
Total Position
$1.7M
+76%
5.8%/yr
Year 20
Capital Value
$2.1M
+119%
Rental Income
+$622K
Total Position
$2.7M
+185%
5.4%/yr
Year 30
Capital Value
$3.1M
+224%
Rental Income
+$1.1M
Total Position
$4.2M
+340%
5.1%/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
2.4% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$494 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
1036 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $494 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 1036 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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.
3.8%
$3,280/mo
40% occ.
5.1%
$4,423/mo
26% occ.
3.3%
$2,873/mo
current
36% occ.
4.7%
$4,016/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.