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Semi-detached house in Pestana Golf Nn, Vila Fria, Silves
Semi-detached house in Pestana Golf Nn, Vila Fria, Silves — image 2Semi-detached house in Pestana Golf Nn, Vila Fria, Silves — image 3Semi-detached house in Pestana Golf Nn, Vila Fria, Silves — image 4Semi-detached house in Pestana Golf Nn, Vila Fria, Silves — image 5
Grade C+villaluxury

Semi-detached house in Pestana Golf Nn, Vila Fria, Silves

Silves · Central Algarve ·

€685,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

34%

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: €33,890/yr
Average Daily Rate: €270
+14.0% vs area baselineImage quality 8/10 (+3%), Portuguese-traditional style (+5%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 60.5 years
5-yr Capital Value: €794,103
10-yr Capital Value: €920,583
Brixfox Score: 54.7 / 100
Comparable Properties: 6
Data Confidence: 79%
Search Radius: 2 km

True Investment Cost

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

€793,905

+15.9% over asking

Asking price€685,000
IMT — Property transfer tax (investment schedule)€41,100
IS — Stamp duty (0.8%)€5,480
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,275
Total acquisition costs€58,105
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)€793,905

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.3%

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: 164 m²
Land: 235 m²
Style: portuguese-traditional
Condition: excellent
Year Built: 2025
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

golf_course_accessexpansive_green_landscapenatural_bunker

Score Breakdown

ROI
6.6
Visual Appeal
14.8
Ownership Security
13
Location
7.2
Land & Space
5.67
Rental Demand
3.44
Payback Speed
0
STR Suitability
4

Description

Three-bedroom villa with private pool on a golf resort Located in the heart of a regionally character golf course, north of highway A22, just a few minutes from the historic and quiet town of Silves, this new development was designed to take advantage of the land's topography. It offers fantastic views of the golf cou

Location

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

Visit Gate to Portugal Investments →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
Gate to Portugal Investments
3-bedroom freehold villa in Silves — photo 2 of 5
3-bedroom freehold villa in Silves — photo 3 of 5
3-bedroom freehold villa in Silves — photo 4 of 5
3-bedroom freehold villa in Silves — photo 5 of 5

Semi-detached house in Pestana Golf Nn, Vila Fria, Silves

Silves · Central Algarve · Ref BF-5623 Source verified · Gate to Portugal Investments · listed 2 Jun 2026
Asking price · Freehold
$744,565
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
164 m²
Land
235 m²
True net yield
1.7%
≈ $2,422/mo net after costs & tax
5-yr total return (net + appreciation)
6.8% / yr avg
Payback in ~60 yrs from rent
Brixfox Score 55 · C+

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: 2025
Energy: B
Condition: excellent

Description

Three-bedroom villa with private pool on a golf resort Located in the heart of a regionally character golf course, north of highway A22, just a few minutes from the historic and quiet town of Silves, this new development was designed to take advantage of the land's topography. It offers fantastic views of the golf cou

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)
$380/night
50% ($175)Brixfox estimate($380/night)200% ($698)
Occupancy
34%
10%Brixfox estimate(34%)100%

Short-Term Rental

Indicative
Yearly income
$22,950
Likely range $13,770 – $32,130
Airbnb data$380/night · 34% occupancy
Rental income
$380/night · 34% occ.
$44,135
Running costs (20%)
Utilities, cleaning, maintenance
-$8,827
Income tax (10%)
Indonesian rental income tax
-$12,358
Property tax
Annual property tax
-$0
Net income
3.1% ROI
$22,950

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

1.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
3.4%
3.0%
Fully-managed
2.1%
1.6%
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

5.2%

Annual Revenue

$44,135

Income Tax / yr

$3,862

Payback

60 yrs

True All-In Cost
Asking price$744,565
IMT — transfer tax (non-resident 7.5%)$55,842
Stamp duty (0.8%)$5,957
Notary + registry$2,174
Legal$9,159
Furnishing + STR launch$27,174
All-in cost$844,871

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$3.7M$2.8M$1.9M$928K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $685K
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
$833K
+22%
Rental Income
+$112K
Total Position
$946K
+38%
6.7%/yr
Year 10
Capital Value
$1.0M
+48%
Rental Income
+$242K
Total Position
$1.3M
+83%
6.3%/yr
Year 20
Capital Value
$1.5M
+119%
Rental Income
+$567K
Total Position
$2.1M
+202%
5.7%/yr
Year 30
Capital Value
$2.2M
+224%
Rental Income
+$1.0M
Total Position
$3.2M
+371%
5.3%/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
Average
3.1% annual return
Occupancy
Weak
34% average occupancy
Nightly Rate
Strong
$349 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Average
235 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $349 — positioned in the top tier
Stunning visuals with 9/10 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 3.1% 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.
3.9%
$2,424/mo
40% occ.
5.2%
$3,232/mo
34% occ.
4.5%
$2,781/mo
current
44% occ.
5.8%
$3,589/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.