House in Vila Fria, Silves
House in Vila Fria, Silves — image 2House in Vila Fria, Silves — image 3House in Vila Fria, Silves — image 4House in Vila Fria, Silves — image 5
Grade Avillaluxury

House in Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

5.9%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.0%

True Gross Yield

61%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €120,297/yr
Average Daily Rate: €539
Payback Period: 11.9 years
5-yr Capital Value: €1.5M
10-yr Capital Value: €1.8M
Brixfox Score: 80.9 / 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

+16.1% 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€0 — move-in ready
Furnishing & STR launch (5bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€71,000
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.0%

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: 5
Building: 400 m²
Land: 27210 m²
Style: contemporary
Condition: excellent
Year Built: 1993
Energy Certificate: C
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

indoor-outdoor pool area with retractable roofbilliards tablelarge open-plan entertainment spacetraditional Portuguese architectural facade

Score Breakdown

ROI
20.75
Visual Appeal
14.8
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
6.11
Payback Speed
4
STR Suitability
3

Description

This is one-of-a-kind classic and luxurious detached mansion, with a residential annex, a convertible covered pool with SPA, plus a tennis court, integrated into the green area of the historic city of Silves, former capital of the Algarve. It features 7 rooms, each of the 4+1 bedrooms having a unique style made of excl

Location

📍 37.1864°N, 8.4260°W

· Silves, Algarve, Portugal

View on Engel & Völkers Portimão →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Vila Fria, Silves

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

Grade A investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score81
GradeA
Brixfox Intelligence
81AExcellent
Score Breakdown
ROI & Yield89%
Capital Growth85%
Risk Profile82%
Market Demand81%

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
+10.9%
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
7.1%
$7,401/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.1 yr
Rental only

Property details

Year built: 1993
Energy: C
Condition: excellent

Description

This is one-of-a-kind classic and luxurious detached mansion, with a residential annex, a convertible covered pool with SPA, plus a tennis court, integrated into the green area of the historic city of Silves, former capital of the Algarve. It features 7 rooms, each of the 4+1 bedrooms having a unique style made of excl

Income Breakdown

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Nightly Rate (ADR)
$784/night
50% ($361)Brixfox estimate($784/night)200% ($1443)
Occupancy
61%
10%Brixfox estimate(61%)100%

Short-Term Rental

Yearly income
$88,809
Airbnb data$784/night · 61% occupancy
Rental income
$784/night · 61% occ.
$174,992
Running costs (20%)
Utilities, cleaning, maintenance
-$34,998
Income tax (10%)
Indonesian rental income tax
-$48,998
Property tax
Annual property tax
-$2,188
Net income
7.1% ROI
$88,809

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
RenovationMove-in ready
Furnishing & STR launch
5bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$75,000
All-in investment$1,448,859

Gross yield (asking)

14.0%

True gross yield (all-in)

12.1%

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.

$8.8M$6.6M$4.4M$2.2M$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 12: 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
$1.4M
+22%
Rental Income
+$434K
Total Position
$1.8M
+59%
9.8%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$937K
Total Position
$2.6M
+129%
8.7%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.2M
Total Position
$4.7M
+310%
7.3%/yr
Year 30
Capital Value
$3.7M
+224%
Rental Income
+$3.9M
Total Position
$7.6M
+562%
6.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.1% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$722 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
27210 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $722 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 27210 m² land — room for expansion or amenities

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

41% occ.
6.4%
$6,685/mo
51% occ.
8.0%
$8,355/mo
61% occ.
9.6%
$10,025/mo
current
71% occ.
11.2%
$11,695/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.