T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves
T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves — image 2T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves — image 3T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves — image 4T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves — image 5
Grade Bapartmentluxury

T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€1.2M

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.7%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

45%

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: €52,397/yr
Average Daily Rate: €320
Payback Period: 28.4 years
5-yr Capital Value: €1.6M
10-yr Capital Value: €1.9M
Brixfox Score: 61.1 / 100
Comparable Properties: 13
Data Confidence: 86%
Search Radius: 2 km

True Investment Cost

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

€1.4M

+14.0% over asking

Asking price€1.2M
IMT — Property transfer tax (investment schedule)€89,250
IS — Stamp duty (0.8%)€9,520
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€17,850
Total acquisition costs€117,870
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€1.4M

Gross yield (asking price)

4.4%

True gross yield (all-in)

3.9%

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: 3
Building: 218 m²
Style: contemporary
Condition: excellent
Year Built: 2023
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

expansive balcony with panoramic viewsopen-plan living and dining areamodern minimalist decorhardwood flooring

Score Breakdown

ROI
12
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
4.49
Payback Speed
0
STR Suitability
3

Description

The refuge of your dreams with view for the still wild area of Praia Grande. Discover Bayline, one of the best real estate properties in the Algarve, with luxury apartments located in the stunning area of Lagoa dos Salgados and Praia Grande bay. This gated condominium offers an oasis of tranquility with two hectares

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Avenida do Rio, Nn, Armação de Pêra, Silves

Inventory
3 Beds
Bathrooms
3 Baths
Built Area
218 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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
+6.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$223K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$3,095/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.8 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: excellent

Description

The refuge of your dreams with view for the still wild area of Praia Grande. Discover Bayline, one of the best real estate properties in the Algarve, with luxury apartments located in the stunning area of Lagoa dos Salgados and Praia Grande bay. This gated condominium offers an oasis of tranquility with two hectares

Income Breakdown

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Nightly Rate (ADR)
$462/night
50% ($213)Brixfox estimate($462/night)200% ($850)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$37,134
Airbnb data$462/night · 45% occupancy
Rental income
$462/night · 45% occ.
$75,765
Running costs (20%)
Utilities, cleaning, maintenance
-$15,153
Income tax (10%)
Indonesian rental income tax
-$21,214
Property tax
Annual property tax
-$2,264
Net income
2.9% ROI
$37,134

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$1,293,478
IMT (transfer tax, investment schedule)$97,011
Imposto de Selo (stamp duty)$10,348
Notary & registration$1,359
Legal / due diligence$19,402
Total acquisition costs$128,120
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$1,474,641

Gross yield (asking)

5.9%

True gross yield (all-in)

5.1%

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.

$6.3M$4.7M$3.2M$1.6M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.2M
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 25: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.4M
+22%
Rental Income
+$181K
Total Position
$1.6M
+37%
6.5%/yr
Year 10
Capital Value
$1.8M
+48%
Rental Income
+$392K
Total Position
$2.2M
+81%
6.1%/yr
Year 20
Capital Value
$2.6M
+119%
Rental Income
+$918K
Total Position
$3.5M
+196%
5.6%/yr
Year 30
Capital Value
$3.9M
+224%
Rental Income
+$1.6M
Total Position
$5.5M
+361%
5.2%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.9% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$425 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 $425 — 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
Yield of 2.9% 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.
2.6%
$2,763/mo
40% occ.
3.5%
$3,747/mo
45% occ.
3.9%
$4,231/mo
current
55% occ.
4.8%
$5,215/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.