T2 flat in Vila Fria, Silves
T2 flat in Vila Fria, Silves — image 2T2 flat in Vila Fria, Silves — image 3T2 flat in Vila Fria, Silves — image 4T2 flat in Vila Fria, Silves — image 5
Grade C+apartmentluxury

T2 flat in Vila Fria, Silves

Silves · Central Algarve ·

€415,000

Asking Price (EUR)

1.8%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.7%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €13,223/yr
Average Daily Rate: €116
Payback Period: 38.1 years
5-yr Capital Value: €545,304
10-yr Capital Value: €663,445
Brixfox Score: 51.1 / 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.

€489,275

+17.9% over asking

Asking price€415,000
IMT — Property transfer tax (investment schedule)€21,030
IS — Stamp duty (0.8%)€3,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,225
Total acquisition costs€31,825
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€42,450
All-in investment (incl. renovation & furnishing)€489,275

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.7%

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: 2
Building: 100 m²
Style: contemporary
Condition: excellent
Year Built: 2016
Energy Certificate: B
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

slatted room dividerintegrated kitchen lightingmodern pool area with loungers

Score Breakdown

ROI
10.74
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
4
Rental Demand
3.12
Payback Speed
0
STR Suitability
3

Description

This contemporary architecture property features, on the ground floor, a bright open-plan living room and a fully equipped kitchen. This level also includes a bedroom with a built-in wardrobe, served by a modern bathroom with a walk-in shower. From the living area, there is direct access to the property's terrace, whic

Location

📍 37.1678°N, 8.4279°W

· Silves, Algarve, Portugal

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

T2 flat in Vila Fria, Silves

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

Grade C+ investment — short-term rental yields 2.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$78K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.1%
$786/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
47.8 yr
Rental only

Property details

Year built: 2016
Energy: B
Condition: excellent

Description

This contemporary architecture property features, on the ground floor, a bright open-plan living room and a fully equipped kitchen. This level also includes a bedroom with a built-in wardrobe, served by a modern bathroom with a walk-in shower. From the living area, there is direct access to the property's terrace, whic

Income Breakdown

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Nightly Rate (ADR)
$173/night
50% ($79)Brixfox estimate($173/night)200% ($318)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$9,431
Airbnb data$173/night · 31% occupancy
Rental income
$173/night · 31% occ.
$19,655
Running costs (20%)
Utilities, cleaning, maintenance
-$3,931
Income tax (10%)
Indonesian rental income tax
-$5,504
Property tax
Annual property tax
-$789
Net income
2.1% ROI
$9,431

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$451,087
IMT (transfer tax, investment schedule)$22,859
Imposto de Selo (stamp duty)$3,609
Notary & registration$1,359
Legal / due diligence$6,766
Total acquisition costs$34,592
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$46,141
All-in investment$531,821

Gross yield (asking)

4.4%

True gross yield (all-in)

3.7%

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.

$2.0M$1.5M$1.0M$506K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $415K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$505K
+22%
Rental Income
+$46K
Total Position
$551K
+33%
5.8%/yr
Year 10
Capital Value
$614K
+48%
Rental Income
+$99K
Total Position
$714K
+72%
5.6%/yr
Year 20
Capital Value
$909K
+119%
Rental Income
+$233K
Total Position
$1.1M
+175%
5.2%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$413K
Total Position
$1.8M
+324%
4.9%/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
Weak
2.1% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Good
$159 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

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 2.1% 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.
2.8%
$1,037/mo
40% occ.
3.7%
$1,405/mo
31% occ.
2.9%
$1,081/mo
current
41% occ.
3.9%
$1,448/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.