Detached house in Pestana Golf, Vila Fria, Silves
Detached house in Pestana Golf, Vila Fria, Silves — image 2Detached house in Pestana Golf, Vila Fria, Silves — image 3Detached house in Pestana Golf, Vila Fria, Silves — image 4Detached house in Pestana Golf, Vila Fria, Silves — image 5
Grade Bvillaluxury

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€449,000

Asking Price (EUR)

2.2%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

3.4%

True Gross Yield

31%

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: €18,209/yr
Average Daily Rate: €159
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 30.8 years
5-yr Capital Value: €589,979
10-yr Capital Value: €717,800
Brixfox Score: 61.5 / 100
Comparable Properties: 7
Data Confidence: 64%
Search Radius: 3 km

True Investment Cost

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

€528,777

+17.8% over asking

Asking price€449,000
IMT — Property transfer tax (investment schedule)€23,750
IS — Stamp duty (0.8%)€3,592
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,735
Total acquisition costs€35,327
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€44,450
All-in investment (incl. renovation & furnishing)€528,777

Gross yield (asking price)

4.1%

True gross yield (all-in)

3.4%

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: 125 m²
Land: 350 m²
Style: modern
Condition: excellent
Year Built: 2023
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

glass balcony railingspergola with retractable shadeclean lines and minimalist architecture

Score Breakdown

ROI
11.61
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
9.33
Rental Demand
3.14
Payback Speed
0
STR Suitability
3

Description

Semi-detached 2-bedroom house in a prestigious Golf Resort in Silves Be amazed by this newly built (2023) semi-detached 2-bedroom house, an architectural gem that combines modern luxury with the serenity of golf. Part of a prestigious Golf Resort in Silves, this house offers the perfect balance between exclusivity, co

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View on Portugal Best Invest →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Pestana Golf, Vila Fria, Silves

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

Grade B investment — short-term rental yields 2.6% 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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$1,069/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
38.0 yr
Rental only

Property details

Year built: 2023
Energy: A
Condition: excellent

Description

Semi-detached 2-bedroom house in a prestigious Golf Resort in Silves Be amazed by this newly built (2023) semi-detached 2-bedroom house, an architectural gem that combines modern luxury with the serenity of golf. Part of a prestigious Golf Resort in Silves, this house offers the perfect balance between exclusivity, co

Income Breakdown

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Nightly Rate (ADR)
$230/night
50% ($106)Brixfox estimate($230/night)200% ($422)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$12,829
Airbnb data$230/night · 31% occupancy
Rental income
$230/night · 31% occ.
$26,313
Running costs (20%)
Utilities, cleaning, maintenance
-$5,263
Income tax (10%)
Indonesian rental income tax
-$7,368
Property tax
Annual property tax
-$854
Net income
2.6% ROI
$12,829

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$488,043
IMT (transfer tax, investment schedule)$25,815
Imposto de Selo (stamp duty)$3,904
Notary & registration$1,359
Legal / due diligence$7,321
Total acquisition costs$38,399
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$572,584

Gross yield (asking)

5.4%

True gross yield (all-in)

4.6%

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.

$2.3M$1.7M$1.2M$580K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $449K
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 26: 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
$546K
+22%
Rental Income
+$63K
Total Position
$609K
+36%
6.3%/yr
Year 10
Capital Value
$665K
+48%
Rental Income
+$135K
Total Position
$800K
+78%
5.9%/yr
Year 20
Capital Value
$984K
+119%
Rental Income
+$317K
Total Position
$1.3M
+190%
5.5%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$562K
Total Position
$2.0M
+349%
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
2.6% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$211 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Good
350 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $211 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.6% 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%
$1,395/mo
40% occ.
4.6%
$1,884/mo
31% occ.
3.6%
$1,464/mo
current
41% occ.
4.8%
$1,952/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.