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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 Bvillaluxury

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

3.3%

True Gross Yield

41%

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: €41,343/yr
Average Daily Rate: €275
+21.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 80.5 years
5-yr Capital Value: €1.3M
10-yr Capital Value: €1.5M
Brixfox Score: 59.5 / 100
Comparable Properties: 9
Data Confidence: 66%
Search Radius: 4 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)

3.8%

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
View

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
4.96
Visual Appeal
14.2
Ownership Security
13
Location
7.2
Land & Space
12
Rental Demand
4.12
Payback Speed
0
STR Suitability
4

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

📍 37.1657°N, 8.4255°W

· Silves, Algarve, Portugal

View this property on RE/MAX Albufeira Smart →Listed via Idealista.pt
3-bedroom freehold villa in Silves — photo 1 of 5
RE/MAX Albufeira Smart
3-bedroom freehold villa in Silves — photo 2 of 5
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3-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Pestana Golf, Vila Fria, Silves

Silves · Central Algarve · Ref BF-5809 Source verified · RE/MAX Albufeira Smart · listed 3 Jun 2026
Asking price · Freehold
$1,195,652
View original listing
Ownership
Freehold
Bedrooms
3
Bathrooms
2
Built area
144 m²
Land
1356 m²
True net yield
1.2%
≈ $2,890/mo net after costs & tax
5-yr total return (net + appreciation)
6.1% / yr avg
Payback in ~81 yrs from rent
Brixfox Score 60 · 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: 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

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)
$387/night
50% ($178)Brixfox estimate($387/night)200% ($712)
Occupancy
41%
10%Brixfox estimate(41%)100%

Short-Term Rental

Indicative
Yearly income
$27,991
Likely range $16,795 – $39,188
Airbnb data$387/night · 41% occupancy
Rental income
$387/night · 41% occ.
$53,829
Running costs (20%)
Utilities, cleaning, maintenance
-$10,766
Income tax (10%)
Indonesian rental income tax
-$15,072
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$27,991

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
2.6%
2.2%
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

4.0%

Annual Revenue

$53,829

Income Tax / yr

$4,710

Payback

81 yrs

True All-In Cost
Asking price$1,195,652
IMT — transfer tax (non-resident 7.5%)$89,674
Stamp duty (0.8%)$9,565
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$1,337,609

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$5.5M$4.1M$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
+$137K
Total Position
$1.5M
+34%
6.0%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$295K
Total Position
$1.9M
+75%
5.7%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$692K
Total Position
$3.1M
+182%
5.3%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$1.2M
Total Position
$4.8M
+336%
5.0%/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
Weak
2.3% annual return
Occupancy
Weak
41% average occupancy
Nightly Rate
Strong
$356 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 $356 — 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 2.3% 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.
2.5%
$2,470/mo
40% occ.
3.3%
$3,293/mo
41% occ.
3.4%
$3,391/mo
current
51% occ.
4.2%
$4,215/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.