T2 flat in Armação de Pêra, Silves
T2 flat in Armação de Pêra, Silves — image 2T2 flat in Armação de Pêra, Silves — image 3T2 flat in Armação de Pêra, Silves — image 4T2 flat in Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

4.1%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.3%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €32,619/yr
Average Daily Rate: €194
Payback Period: 17.2 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 61.8 / 100
Comparable Properties: 73
Data Confidence: 92%
Search Radius: 2 km

True Investment Cost

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

€515,945

+14.7% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 103 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,665
(€3,090–€8,240)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€515,945

Gross yield (asking price)

7.3%

True gross yield (all-in)

6.3%

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: 2
Bathrooms: 2
Building: 103 m²
Style: contemporary
Condition: good
Year Built: 2000
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

open-plan living/kitchenbreakfast barmodern art piece

Score Breakdown

ROI
16.73
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.06
Rental Demand
4.62
Payback Speed
2
STR Suitability
3

Description

Identificação do imóvel: ZMPT576491 2-Bedroom Apartment on the Seafront – Armação de Pêra We present this excellent 2-bedroom apartment on the first line of the beach, located in Armação de Pêra, just a few steps from the sand. A unique opportunity to live by the sea or invest in one of the most sought-after areas of

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
103 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,977/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.6 yr
Rental only

Property details

Year built: 2000
Energy: C
Condition: good

Description

Identificação do imóvel: ZMPT576491 2-Bedroom Apartment on the Seafront – Armação de Pêra We present this excellent 2-bedroom apartment on the first line of the beach, located in Armação de Pêra, just a few steps from the sand. A unique opportunity to live by the sea or invest in one of the most sought-after areas of

Income Breakdown

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Nightly Rate (ADR)
$280/night
50% ($129)Brixfox estimate($280/night)200% ($516)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$23,722
Airbnb data$280/night · 46% occupancy
Rental income
$280/night · 46% occ.
$47,266
Running costs (20%)
Utilities, cleaning, maintenance
-$9,453
Income tax (10%)
Indonesian rental income tax
-$13,235
Property tax
Annual property tax
-$856
Net income
4.8% ROI
$23,722

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,158
($3,359–$8,957)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$560,810

Gross yield (asking)

9.7%

True gross yield (all-in)

8.4%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.9M$2.2M$1.4M$718K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$547K
+22%
Rental Income
+$116K
Total Position
$663K
+47%
8.1%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$250K
Total Position
$916K
+104%
7.4%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$586K
Total Position
$1.6M
+249%
6.5%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.0M
Total Position
$2.5M
+455%
5.9%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$258 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $258 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.8% 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.
4.2%
$1,720/mo
40% occ.
5.7%
$2,317/mo
46% occ.
6.6%
$2,686/mo
current
56% occ.
8.1%
$3,283/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.