House in Armação de Pêra
House in Armação de Pêra — image 2House in Armação de Pêra — image 3House in Armação de Pêra — image 4House in Armação de Pêra — image 5
Grade Avillaluxury

House in Armação de Pêra

Silves · Central Algarve ·

€1.1M

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.1%

True Net Yield (Managed, all-in)

9.2%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €115,504/yr
Average Daily Rate: €794
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 11.8 years
5-yr Capital Value: €1.4M
10-yr Capital Value: €1.8M
Brixfox Score: 78.9 / 100
Comparable Properties: 11
Data Confidence: 67%
Search Radius: 3 km

True Investment Cost

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

€1.3M

+14.1% 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 (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€1.3M

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.2%

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: 5
Building: 188 m²
Land: 600 m²
Style: contemporary
Condition: excellent
Year Built: 2018
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated garage rampmodern glass railingsstone accent wallsoutdoor BBQ area

Score Breakdown

ROI
20.87
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.98
Payback Speed
4
STR Suitability
3

Description

We present this exclusive 4-bedroom detached villa with swimming pool, garage, cinema room and wine cellar for sale just 400 meters from Armação de Pera beach in the Algarve. On the first floor is the social area, with a cozy living room with fireplace, a fully equipped kitchen and 2 bedrooms, which one of them en sui

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on LUXIMOS Christie’s International Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Armação de Pêra

Inventory
4 Beds
Bathrooms
5 Baths
Built Area
188 m²
Land Plot
600 m²
Tenure
Freehold
Yield Curve Status

Grade A investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score79
GradeA
Brixfox Intelligence
79AExcellent
Score Breakdown
ROI & Yield87%
Capital Growth83%
Risk Profile80%
Market Demand79%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$206K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$7,148/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Property details

Year built: 2018
Energy: B-
Condition: excellent

Description

We present this exclusive 4-bedroom detached villa with swimming pool, garage, cinema room and wine cellar for sale just 400 meters from Armação de Pera beach in the Algarve. On the first floor is the social area, with a cozy living room with fireplace, a fully equipped kitchen and 2 bedrooms, which one of them en sui

Income Breakdown

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Nightly Rate (ADR)
$1,162/night
50% ($534)Brixfox estimate($1,162/night)200% ($2138)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$85,772
Airbnb data$1,162/night · 40% occupancy
Rental income
$1,162/night · 40% occ.
$168,970
Running costs (20%)
Utilities, cleaning, maintenance
-$33,794
Income tax (10%)
Indonesian rental income tax
-$47,311
Property tax
Annual property tax
-$2,092
Net income
7.2% ROI
$85,772

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$1,195,652
IMT (transfer tax, investment schedule)$71,739
Imposto de Selo (stamp duty)$9,565
Notary & registration$1,359
Legal / due diligence$17,935
Total acquisition costs$100,598
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$1,361,630

Gross yield (asking)

14.1%

True gross yield (all-in)

12.4%

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.

$8.4M$6.3M$4.2M$2.1M$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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.3M
+22%
Rental Income
+$419K
Total Position
$1.8M
+60%
9.8%/yr
Year 10
Capital Value
$1.6M
+48%
Rental Income
+$905K
Total Position
$2.5M
+130%
8.7%/yr
Year 20
Capital Value
$2.4M
+119%
Rental Income
+$2.1M
Total Position
$4.5M
+312%
7.3%/yr
Year 30
Capital Value
$3.6M
+224%
Rental Income
+$3.8M
Total Position
$7.3M
+566%
6.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$1069 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Strong
600 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $1069 — positioned in the top tier
Generous 600 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
Occupancy at 40% — factor in seasonal gaps

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
7.3%
$7,246/mo
40% occ.
9.8%
$9,720/mo
current
40% occ.
9.7%
$9,682/mo
current
50% occ.
12.2%
$12,156/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.