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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 Bvillamid-range

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€399,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

33%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.9 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,810/yr
Average Daily Rate: €175
+13.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 85.3 years
5-yr Capital Value: €462,550
10-yr Capital Value: €536,223
Brixfox Score: 57.7 / 100
Comparable Properties: 7
Data Confidence: 66%
Search Radius: 3 km

True Investment Cost

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

€456,027

+14.3% over asking

Asking price€399,000
IMT — Property transfer tax (investment schedule)€19,750
IS — Stamp duty (0.8%)€3,192
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,985
Total acquisition costs€30,177
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,850
All-in investment (incl. renovation & furnishing)€456,027

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 86 m²
Land: 805 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsminimalist decoroutdoor terrace with modern seating

Score Breakdown

ROI
4.68
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.26
Payback Speed
0
STR Suitability
4

Description

Semi-detached houses T2 Duplex, inserted in the Silves Golf Resort complex that is part of pestana golf resort. A beautiful development with luxury finishes, equipped kitchen, living room, built-in wardrobes, double glazing, water heater, air conditioning, armored door, inserted in a gated community and with 24 hours

Location

📍 37.1657°N, 8.4255°W

· Silves, Algarve, Portugal

Listed by Imojoy Real Estate via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
Idealista.pt
2-bedroom freehold villa in Silves — photo 2 of 5
2-bedroom freehold villa in Silves — photo 3 of 5
2-bedroom freehold villa in Silves — photo 4 of 5
2-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve · Ref BF-5177 Source verified · Idealista.pt · listed 3 Jun 2026
Asking price · Freehold
$433,696
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
86 m²
Land
805 m²
True net yield
1.2%
≈ $1,314/mo net after costs & tax
5-yr total return (net + appreciation)
7.0% / yr avg
Payback in ~85 yrs from rent
Brixfox Score 58 · B

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

Finding Airbnb comps...

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

Semi-detached houses T2 Duplex, inserted in the Silves Golf Resort complex that is part of pestana golf resort. A beautiful development with luxury finishes, equipped kitchen, living room, built-in wardrobes, double glazing, water heater, air conditioning, armored door, inserted in a gated community and with 24 hours

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)
$246/night
50% ($113)Brixfox estimate($246/night)200% ($452)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Indicative
Yearly income
$14,092
Likely range $8,455 – $19,728
Airbnb data$246/night · 33% occupancy
Rental income
$246/night · 33% occ.
$27,100
Running costs (20%)
Utilities, cleaning, maintenance
-$5,420
Income tax (10%)
Indonesian rental income tax
-$7,588
Property tax
Annual property tax
-$0
Net income
3.2% ROI
$14,092

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.2%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
3.1%
2.7%
Fully-managed
1.6%
1.2%
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

5.4%

Annual Revenue

$27,100

Income Tax / yr

$2,372

Payback

85 yrs

True All-In Cost
Asking price$433,696
IMT — transfer tax (non-resident 7.5%)$32,527
Stamp duty (0.8%)$3,470
Notary + registry$2,174
Legal$5,335
Furnishing + STR launch$27,174
All-in cost$504,375

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.2M$1.6M$1.1M$549K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $399K
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 23: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$485K
+22%
Rental Income
+$69K
Total Position
$554K
+39%
6.8%/yr
Year 10
Capital Value
$591K
+48%
Rental Income
+$149K
Total Position
$739K
+85%
6.4%/yr
Year 20
Capital Value
$874K
+119%
Rental Income
+$348K
Total Position
$1.2M
+206%
5.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$617K
Total Position
$1.9M
+379%
5.4%/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

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

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.2% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Strong
$226 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
805 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $226 — positioned in the top tier
Generous 805 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 3.2% is near 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.
4.3%
$1,570/mo
40% occ.
5.8%
$2,093/mo
33% occ.
4.7%
$1,707/mo
current
43% occ.
6.2%
$2,231/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.