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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)

1.1%

True Net Yield (Owner, all-in)

0.6%

True Net Yield (Managed, all-in)

2.0%

True Gross Yield

39%

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: €53,901/yr
Average Daily Rate: €383
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 182.4 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.3M
Brixfox Score: 55.9 / 100
Comparable Properties: 8
Data Confidence: 82%
Search Radius: 2 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)

2.2%

True gross yield (all-in)

2.0%

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
2.2
Visual Appeal
13.6
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
3.86
Payback Speed
0
STR Suitability
4

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

📍 37.1890°N, 8.4390°W

· Silves, Algarve, Portugal

View this property on The PentHouse →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
The PentHouse
4-bedroom freehold villa in Silves — photo 2 of 5
4-bedroom freehold villa in Silves — photo 3 of 5
4-bedroom freehold villa in Silves — photo 4 of 5
4-bedroom freehold villa in Silves — photo 5 of 5

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

Silves · Central Algarve · Ref BF-5740 Source verified · The PentHouse · listed 2 Jun 2026
Asking price · Freehold
$2,663,043
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
500 m²
Land
5800 m²
True net yield
0.6%
≈ $3,263/mo net after costs & tax
5-yr total return (net + appreciation)
5.1% / yr avg
Payback in ~182 yrs from rent
Brixfox Score 56 · 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: 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

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)
$538/night
50% ($248)Brixfox estimate($538/night)200% ($990)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Indicative
Yearly income
$36,501
Likely range $21,901 – $51,102
Airbnb data$538/night · 39% occupancy
Rental income
$538/night · 39% occ.
$70,195
Running costs (20%)
Utilities, cleaning, maintenance
-$14,039
Income tax (10%)
Indonesian rental income tax
-$19,654
Property tax
Annual property tax
-$0
Net income
1.4% ROI
$36,501

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

0.6%

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

Scenario
Pre-tax
After-tax
Owner-managed
1.3%
1.1%
Fully-managed
0.8%
0.6%
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

2.4%

Annual Revenue

$70,195

Income Tax / yr

$6,142

Payback

—

True All-In Cost
Asking price$2,663,043
IMT — transfer tax (non-resident 7.5%)$199,728
Stamp duty (0.8%)$21,304
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,926,793

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$11.0M$8.2M$5.5M$2.7M$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 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$3.0M
+22%
Rental Income
+$178K
Total Position
$3.2M
+29%
5.2%/yr
Year 10
Capital Value
$3.6M
+48%
Rental Income
+$385K
Total Position
$4.0M
+64%
5.1%/yr
Year 20
Capital Value
$5.4M
+119%
Rental Income
+$902K
Total Position
$6.3M
+156%
4.8%/yr
Year 30
Capital Value
$7.9M
+224%
Rental Income
+$1.6M
Total Position
$9.5M
+290%
4.6%/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
Weak
1.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$495 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 $495 — 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 1.4% 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.
1.5%
$3,437/mo
40% occ.
2.1%
$4,583/mo
39% occ.
2.0%
$4,422/mo
current
49% occ.
2.5%
$5,568/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.