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House in Vila Fria, Silves
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Grade Avilla

House in Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

10.0%

True Net Yield (Owner, all-in)

7.3%

True Net Yield (Managed, all-in)

11.9%

True Gross Yield

68%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.1 months ago and is currently at 26% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.78, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €159,634/yr
Average Daily Rate: €647
Payback Period: 12.0 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 77.2 / 100
Comparable Properties: 5
Data Confidence: 72%
Search Radius: 3 km

True Investment Cost

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

€1.3M

+20.1% over asking

Asking price€1.1M
IMT — Property transfer tax (investment schedule)€84,000
IS — Stamp duty (0.8%)€8,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€16,800
Total acquisition costs€111,010
Renovation (est. €200/m² × 332 m², from finish level)
Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.		€66,400
(€33,200–€99,600)
Furnishing & STR launch (6bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,250
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

14.3%

True gross yield (all-in)

11.9%

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: 6
Bathrooms: 5
Building: 332 m²
Year Built: 1994

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
25
Visual Appeal
10
Ownership Security
13
Location
7.2
Land & Space
6
Rental Demand
7.01
Payback Speed
5
STR Suitability
4

Description

This unique 6-bedroom villa in authentic Moorish style stands out for its traditional character, timeless charm, and exceptional privacy. The furnishings, reminiscent of a bygone era, enhance the sense of history and authenticity. Set on a generous 6,000 m² plot, the property offers 332 m² of living space with unobstr

Location

📍 37.1883°N, 8.4299°W

· Silves, Algarve, Portugal

Listed by Engel & Völkers Portim​ão via Idealista.pt
6-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
6-bedroom freehold villa in Silves — photo 2 of 5
6-bedroom freehold villa in Silves — photo 3 of 5
6-bedroom freehold villa in Silves — photo 4 of 5
6-bedroom freehold villa in Silves — photo 5 of 5

House in Vila Fria, Silves

Silves · Central Algarve · Ref BF-92733 Source verified · Idealista.pt · listed 1 Jul 2026
Asking price · Freehold
$1,217,391
Ownership
Freehold
Bedrooms
6
Bathrooms
5
Built area
332 m²
True net yield
8.3%
≈ $15,055/mo net after costs & tax
5-yr total return (net + appreciation)
12.9% / yr avg
Payback in ~12 yrs from rent
Brixfox Score 77 · A

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Property details

Year built: 1994

Description

This unique 6-bedroom villa in authentic Moorish style stands out for its traditional character, timeless charm, and exceptional privacy. The furnishings, reminiscent of a bygone era, enhance the sense of history and authenticity. Set on a generous 6,000 m² plot, the property offers 332 m² of living space with unobstr

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$905/night
50% ($453)Brixfox estimate($905/night)200% ($1,811)
Occupancy
70%
10%Brixfox estimate(70%)100%

Short-Term Rental

Indicative
Yearly income
$111,496
Likely range $66,898 – $156,095
Airbnb data$905/night · 70% occupancy
Rental income
$905/night · 70% occ.
$214,416
Running costs (20%)
Utilities, cleaning, maintenance
-$42,883
Income tax (28%)
Non-resident IRS (Cat. F)
-$60,037
Net income
9.2% ROI
$111,496

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

8.3%

on all-in cost of $1,361,152

Scenario
Pre-tax
After-tax
Owner-managed
13.3%
11.9%
Fully-managed
9.7%
8.3%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

15.8%

Annual Revenue

$214,416

Income Tax / yr

$18,762

Payback

12 yrs

True All-In Cost
Asking price$1,217,391
IMT — transfer tax (non-resident 7.5%)$91,304
Stamp duty (0.8%)$9,739
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,361,152

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$9.8M$7.3M$4.9M$2.4M$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 10: rental income alone has repaid the full purchase price.
2x return
Year 7: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$545K
Total Position
$1.9M
+70%
11.2%/yr
Year 10
Capital Value
$1.7M
+48%
Rental Income
+$1.2M
Total Position
$2.8M
+153%
9.7%/yr
Year 20
Capital Value
$2.5M
+119%
Rental Income
+$2.8M
Total Position
$5.2M
+365%
8.0%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$4.9M
Total Position
$8.5M
+660%
7.0%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
9.2% annual return
Occupancy
Good
70% average occupancy
Nightly Rate
Strong
$833 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 9.2% — outperforms most villas in this market
Premium nightly rate of $833 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

50% occ.
7.1%
$7,171/mo
60% occ.
8.5%
$8,603/mo
70% occ.
9.9%
$10,035/mo
current
80% occ.
11.3%
$11,467/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. Market factors in Portugal may impact actual yields.