T1 flat in Armação de Pêra, Silves
T1 flat in Armação de Pêra, Silves — image 2T1 flat in Armação de Pêra, Silves — image 3T1 flat in Armação de Pêra, Silves — image 4
Grade C+apartmentmid-range

T1 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€279,000

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

5.4%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €17,288/yr
Average Daily Rate: €146
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 45.2 years
5-yr Capital Value: €323,437
10-yr Capital Value: €374,953
Brixfox Score: 53 / 100
Comparable Properties: 65
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€322,989

+15.8% over asking

Asking price€279,000
IMT — Property transfer tax (investment schedule)€10,527
IS — Stamp duty (0.8%)€2,232
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,185
Total acquisition costs€18,194
Renovation (est. €55/m² × 69 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,795
(€2,070–€5,520)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€322,989

Gross yield (asking price)

6.2%

True gross yield (all-in)

5.4%

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: 1
Bathrooms: 1
Building: 69 m²
Style: contemporary
Condition: good
Year Built: 2006
Energy Certificate: A
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

curved pool edge

Score Breakdown

ROI
8.74
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.38
Rental Demand
3.24
Payback Speed
1
STR Suitability
4

Description

Charming 1-bedroom apartment on the beachfront in Armação de Pera, with a magnificent sea view. Located in a prestigious development that redefines the meaning of beachfront luxury in the heart of the Algarve. This apartment offers a unique opportunity to invest in a property that combines contemporary elegance, comfor

Location

📍 37.1030°N, 8.3537°W

· Silves, Algarve, Portugal

View on Idealista.pt
T1 flat in Armação de Pêra, Silves
Idealista.pt
Source verified

T1 flat in Armação de Pêra, Silves

Silves · Central Algarve · Freehold · Ref BF-6154
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
69 m²
True net yield
2.2%
≈ $1,349/mo net after costs & tax
Brixfox Score 53 · C+

Property details

Year built: 2006
Energy: A
Condition: good

Description

Charming 1-bedroom apartment on the beachfront in Armação de Pera, with a magnificent sea view. Located in a prestigious development that redefines the meaning of beachfront luxury in the heart of the Algarve. This apartment offers a unique opportunity to invest in a property that combines contemporary elegance, comfor

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.

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Nightly Rate (ADR)
$211/night
50% ($97)Brixfox estimate($211/night)200% ($387)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$11,972
Airbnb data$211/night · 32% occupancy
Rental income
$211/night · 32% occ.
$23,023
Running costs (20%)
Utilities, cleaning, maintenance
-$4,605
Income tax (10%)
Indonesian rental income tax
-$6,446
Property tax
Annual property tax
-$0
Net income
3.9% ROI
$11,972

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Exact location

Net Yield · Fully-Managed · After Tax

2.2%

on all-in cost of $343,312

Scenario
Pre-tax
After-tax
Owner-managed
4.7%
4.1%
Fully-managed
2.8%
2.2%
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

6.7%

Annual Revenue

$23,023

Income Tax / yr

$2,014

Payback

45 yrs

True All-In Cost
Asking price$303,261
IMT — transfer tax (non-resident 7.5%)$22,745
Stamp duty (0.8%)$2,426
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$343,312

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.6M$1.2M$822K$411K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $279K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$339K
+22%
Rental Income
+$58K
Total Position
$398K
+43%
7.4%/yr
Year 10
Capital Value
$413K
+48%
Rental Income
+$126K
Total Position
$539K
+93%
6.8%/yr
Year 20
Capital Value
$611K
+119%
Rental Income
+$296K
Total Position
$907K
+225%
6.1%/yr
Year 30
Capital Value
$905K
+224%
Rental Income
+$524K
Total Position
$1.4M
+412%
5.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.9% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Good
$194 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

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.9% 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.
5.3%
$1,345/mo
40% occ.
7.1%
$1,793/mo
32% occ.
5.7%
$1,450/mo
current
42% occ.
7.5%
$1,899/mo

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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.

Asking price · Freehold
$303,261
2.2%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.