Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves
Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves — image 2Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves — image 3Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves — image 4Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves — image 5
Grade Avillaluxury

Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves

Silves · Central Algarve ·

€690,000

Asking Price (EUR)

Limited comps — indicative only

Revenue projections are based on limited comparable data (2 comps, 56% confidence).

7.2%

True Net Yield (Owner, all-in)

5.0%

True Net Yield (Managed, all-in)

11.1%

True Gross Yield

42%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €88,920/yr
Average Daily Rate: €586
Payback Period: 9.6 years
5-yr Capital Value: €906,650
10-yr Capital Value: €1.1M
Brixfox Score: 75.5 / 100
Comparable Properties: 2
Data Confidence: 56%
Search Radius: 3 km

True Investment Cost

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

€801,820

+16.2% over asking

Asking price€690,000
IMT — Property transfer tax (investment schedule)€41,400
IS — Stamp duty (0.8%)€5,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,350
Total acquisition costs€58,520
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)€801,820

Gross yield (asking price)

12.9%

True gross yield (all-in)

11.1%

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: 3
Bathrooms: 2
Building: 134 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

white minimalist architectureintegrated pergolasprivate plunge poolslush Mediterranean landscaping

Score Breakdown

ROI
23.86
Visual Appeal
15.6
Ownership Security
13
Location
7.2
Land & Space
4.68
Rental Demand
4.16
Payback Speed
4
STR Suitability
3

Description

Located in the heart of Pestana Silves Golf, a course with a very regional character, and north of the Via do Infante (A22), a few minutes from the historic and tranquil town of Silves, this new development was designed to take advantage of the land's topography, enjoying fantastic views of the golf course and apprecia

Location

📍 37.1658°N, 8.4204°W

· Silves, Algarve, Portugal

View on Pestana Golf Resorts →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in Rua Vila Fria, Nn, Vila Fria, Silves

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

Grade A investment — short-term rental yields 8.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score76
GradeA
Brixfox Intelligence
76AExcellent
Score Breakdown
ROI & Yield84%
Capital Growth80%
Risk Profile77%
Market Demand76%

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
+12.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$130K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.9%
$5,535/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
11.3 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

Located in the heart of Pestana Silves Golf, a course with a very regional character, and north of the Via do Infante (A22), a few minutes from the historic and tranquil town of Silves, this new development was designed to take advantage of the land's topography, enjoying fantastic views of the golf course and apprecia

Income Breakdown

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Nightly Rate (ADR)
$859/night
50% ($395)Brixfox estimate($859/night)200% ($1580)
Occupancy
42%
10%Brixfox estimate(42%)100%

Short-Term Rental

Yearly income
$66,415
Airbnb data$859/night · 42% occupancy
Rental income
$859/night · 42% occ.
$130,245
Running costs (20%)
Utilities, cleaning, maintenance
-$26,049
Income tax (10%)
Indonesian rental income tax
-$36,468
Property tax
Annual property tax
-$1,312
Net income
8.9% ROI
$66,415

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$750,000
IMT (transfer tax, investment schedule)$45,000
Imposto de Selo (stamp duty)$6,000
Notary & registration$1,359
Legal / due diligence$11,250
Total acquisition costs$63,609
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$869,370

Gross yield (asking)

17.4%

True gross yield (all-in)

15.0%

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.

$5.9M$4.4M$3.0M$1.5M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $690K
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 10: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$839K
+22%
Rental Income
+$324K
Total Position
$1.2M
+69%
11.0%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$700K
Total Position
$1.7M
+150%
9.6%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$1.6M
Total Position
$3.2M
+357%
7.9%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$2.9M
Total Position
$5.1M
+646%
6.9%/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
Strong
8.9% annual return
Occupancy
Weak
42% average occupancy
Nightly Rate
Strong
$790 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.9% — outperforms most villas in this market
Premium nightly rate of $790 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 42% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
8.6%
$5,375/mo
40% occ.
11.5%
$7,203/mo
42% occ.
12.0%
$7,488/mo
current
52% occ.
14.9%
$9,316/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.