T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves
T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves — image 2T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves — image 3T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves — image 4T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentluxury

T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€440,000

Asking Price (EUR)

5.2%

True Net Yield (Owner, all-in)

3.6%

True Net Yield (Managed, all-in)

8.0%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €40,926/yr
Average Daily Rate: €238
Payback Period: 13.4 years
5-yr Capital Value: €578,153
10-yr Capital Value: €703,412
Brixfox Score: 70.3 / 100
Comparable Properties: 68
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€514,350

+16.9% over asking

Asking price€440,000
IMT — Property transfer tax (investment schedule)€23,030
IS — Stamp duty (0.8%)€3,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,600
Total acquisition costs€34,400
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€514,350

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.0%

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: 2
Bathrooms: 2
Building: 98 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

corner window with double curtainsintegrated kitchen appliancesopen-plan living and dining arearecessed lighting throughout

Score Breakdown

ROI
19.24
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
3.96
Rental Demand
4.71
Payback Speed
3
STR Suitability
3

Description

**Modern Apartment in Armação de Pêra - Unique Opportunity! ** We present you with modern apartments from the builder, located just 300 metres from the magnificent beach of Armação de Pera. The perfect combination of modern design, comfort and a privileged location. With different configurations, from 2 to 4 bedrooms,

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on GROWING STATUS LDA →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat, Rua da Sardinha, Nn, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 6.3% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$83K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.3%
$2,495/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
16.0 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

**Modern Apartment in Armação de Pêra - Unique Opportunity! ** We present you with modern apartments from the builder, located just 300 metres from the magnificent beach of Armação de Pera. The perfect combination of modern design, comfort and a privileged location. With different configurations, from 2 to 4 bedrooms,

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$344/night
50% ($158)Brixfox estimate($344/night)200% ($634)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$29,944
Airbnb data$344/night · 47% occupancy
Rental income
$344/night · 47% occ.
$59,193
Running costs (20%)
Utilities, cleaning, maintenance
-$11,839
Income tax (10%)
Indonesian rental income tax
-$16,574
Property tax
Annual property tax
-$837
Net income
6.3% ROI
$29,944

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$478,261
IMT (transfer tax, investment schedule)$25,033
Imposto de Selo (stamp duty)$3,826
Notary & registration$1,359
Legal / due diligence$7,174
Total acquisition costs$37,391
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$559,076

Gross yield (asking)

12.4%

True gross yield (all-in)

10.6%

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.

$3.1M$2.4M$1.6M$787K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $440K
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 14: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$535K
+22%
Rental Income
+$146K
Total Position
$682K
+55%
9.1%/yr
Year 10
Capital Value
$651K
+48%
Rental Income
+$316K
Total Position
$967K
+120%
8.2%/yr
Year 20
Capital Value
$964K
+119%
Rental Income
+$740K
Total Position
$1.7M
+287%
7.0%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.3M
Total Position
$2.7M
+522%
6.3%/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
Good
6.3% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$317 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $317 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 47% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
5.3%
$2,129/mo
40% occ.
7.2%
$2,863/mo
47% occ.
8.5%
$3,383/mo
current
57% occ.
10.3%
$4,116/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.