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

Detached house, Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.5%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

30%

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: €41,073/yr
Average Daily Rate: €381
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 33.3 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 63.6 / 100
Comparable Properties: 5
Data Confidence: 61%
Search Radius: 3 km

True Investment Cost

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

€1.2M

+13.0% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€66,000
IS — Stamp duty (0.8%)€8,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,500
Total acquisition costs€92,550
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€50,800
All-in investment (incl. renovation & furnishing)€1.2M

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.3%

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: 144 m²
Land: 1356 m²
Style: modern
Condition: excellent
Year Built: 2022
Energy Certificate: A
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

solar_panelsred_accent_panelslarge_sliding_glass_doorsmodern_gate_design

Score Breakdown

ROI
11.28
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
2.96
Payback Speed
0
STR Suitability
3

Description

House built in 2022, located in Silves Golf, with direct access to the golf course, comprising 3 bedrooms, one of which is en-suite, open-plan kitchen, laminate wood flooring with heating, air conditioning in all rooms of the house, outdoor heated pool, garage with automatic gate, 24-hour security, electric vehicle cha

Location

📍 37.1676°N, 8.4273°W

· Silves, Algarve, Portugal

View on RE/MAX Albufeira Smart →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house, Pestana Golf, Vila Fria, Silves

Inventory
3 Beds
Bathrooms
2 Baths
Built Area
144 m²
Land Plot
1356 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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
+6.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$206K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.4%
$2,414/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
41.3 yr
Rental only

Property details

Year built: 2022
Energy: A
Condition: excellent

Description

House built in 2022, located in Silves Golf, with direct access to the golf course, comprising 3 bedrooms, one of which is en-suite, open-plan kitchen, laminate wood flooring with heating, air conditioning in all rooms of the house, outdoor heated pool, garage with automatic gate, 24-hour security, electric vehicle cha

Income Breakdown

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Nightly Rate (ADR)
$554/night
50% ($255)Brixfox estimate($554/night)200% ($1019)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$28,972
Airbnb data$554/night · 30% occupancy
Rental income
$554/night · 30% occ.
$59,739
Running costs (20%)
Utilities, cleaning, maintenance
-$11,948
Income tax (10%)
Indonesian rental income tax
-$16,727
Property tax
Annual property tax
-$2,092
Net income
2.4% ROI
$28,972

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,349,293

Gross yield (asking)

5.0%

True gross yield (all-in)

4.4%

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.

$5.6M$4.2M$2.8M$1.4M$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 28: 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
$1.3M
+22%
Rental Income
+$142K
Total Position
$1.5M
+35%
6.1%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$306K
Total Position
$1.9M
+76%
5.8%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$716K
Total Position
$3.1M
+184%
5.4%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$1.3M
Total Position
$4.8M
+340%
5.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$509 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Strong
1356 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $509 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Generous 1356 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% 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%
$3,363/mo
current
40% occ.
4.6%
$4,542/mo
30% occ.
3.3%
$3,311/mo
current
40% occ.
4.5%
$4,490/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.