House in Estação de Silves - Cerro de São Miguel, Silves
House in Estação de Silves - Cerro de São Miguel, Silves — image 2House in Estação de Silves - Cerro de São Miguel, Silves — image 3House in Estação de Silves - Cerro de São Miguel, Silves — image 4House in Estação de Silves - Cerro de São Miguel, Silves — image 5
Grade Bvillaluxury

House in Estação de Silves - Cerro de São Miguel, Silves

Silves · Central Algarve ·

€2.5M

Asking Price (EUR)

1.0%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

1.5%

True Gross Yield

26%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €41,946/yr
Average Daily Rate: €445
Payback Period: 72.8 years
5-yr Capital Value: €3.2M
10-yr Capital Value: €3.9M
Brixfox Score: 60.4 / 100
Comparable Properties: 10
Data Confidence: 61%
Search Radius: 6 km

True Investment Cost

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

€2.8M

+12.4% over asking

Asking price€2.5M
IMT — Property transfer tax (investment schedule)€183,750
IS — Stamp duty (0.8%)€19,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€36,750
Total acquisition costs€241,350
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.8M

Gross yield (asking price)

1.7%

True gross yield (all-in)

1.5%

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: 4
Bathrooms: 6
Building: 500 m²
Land: 5800 m²
Style: contemporary
Condition: new-build
Year Built: 2025
Energy Certificate: A+
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop solar panelsinfinity poolmodern minimalist architecture

Score Breakdown

ROI
8.99
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.58
Payback Speed
0
STR Suitability
3

Description

In the heart of Montes da Vala, is this spectacular 4 bedroom villa still under construction (in the final phase), a true oasis of luxury and comfort in Silves in a space of 5 thousand m2 of land. With a stunning pool, spacious terrace and garage, this dream home is designed to enjoy outdoor living to the fullest with

Location

📍 37.1500°N, 8.4232°W

· Silves, Algarve, Portugal

View on The PentHouse →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Estação de Silves - Cerro de São Miguel, Silves

Inventory
4 Beds
Bathrooms
6 Baths
Built Area
500 m²
Land Plot
5800 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score60
GradeB
Brixfox Intelligence
60BStrong
Score Breakdown
ROI & Yield66%
Capital Growth63%
Risk Profile62%
Market Demand60%

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
+4.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$460K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.0%
$2,246/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
17 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
98.8 yr
Rental only

Property details

Year built: 2025
Energy: A+
Condition: new-build

Description

In the heart of Montes da Vala, is this spectacular 4 bedroom villa still under construction (in the final phase), a true oasis of luxury and comfort in Silves in a space of 5 thousand m2 of land. With a stunning pool, spacious terrace and garage, this dream home is designed to enjoy outdoor living to the fullest with

Income Breakdown

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Nightly Rate (ADR)
$645/night
50% ($297)Brixfox estimate($645/night)200% ($1186)
Occupancy
26%
10%Brixfox estimate(26%)100%

Short-Term Rental

Yearly income
$26,948
Airbnb data$645/night · 26% occupancy
Rental income
$645/night · 26% occ.
$60,785
Running costs (20%)
Utilities, cleaning, maintenance
-$12,157
Income tax (10%)
Indonesian rental income tax
-$17,020
Property tax
Annual property tax
-$4,660
Net income
1.0% ROI
$26,948

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$2,663,043
IMT (transfer tax, investment schedule)$199,728
Imposto de Selo (stamp duty)$21,304
Notary & registration$1,359
Legal / due diligence$39,946
Total acquisition costs$262,337
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,990,761

Gross yield (asking)

2.3%

True gross yield (all-in)

2.0%

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.

$10.5M$7.9M$5.2M$2.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.5M
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 16: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$132K
Total Position
$3.1M
+27%
4.9%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$284K
Total Position
$3.9M
+60%
4.8%/yr
Year 20
Capital Value
$5.4M
+119%
Rental Income
+$666K
Total Position
$6.0M
+146%
4.6%/yr
Year 30
Capital Value
$7.9M
+224%
Rental Income
+$1.2M
Total Position
$9.1M
+272%
4.5%/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
1.0% annual return
Occupancy
Weak
26% average occupancy
Nightly Rate
Strong
$593 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
5800 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $593 — positioned in the top tier
Generous 5800 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.0% 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.
1.7%
$3,730/mo
40% occ.
2.3%
$5,102/mo
26% occ.
1.4%
$3,157/mo
current
36% occ.
2.0%
$4,530/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.