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 B+apartmentmid-range

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€300,000

Asking Price (EUR)

8.1%

True Net Yield (Owner, all-in)

5.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

39%

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: €34,568/yr
Average Daily Rate: €241
Payback Period: 17.3 years
5-yr Capital Value: €347,782
10-yr Capital Value: €403,175
Brixfox Score: 67.5 / 100
Comparable Properties: 59
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€344,997

+15.0% over asking

Asking price€300,000
IMT — Property transfer tax (investment schedule)€11,997
IS — Stamp duty (0.8%)€2,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,500
Total acquisition costs€20,147
Renovation€0 — move-in ready
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)€344,997

Gross yield (asking price)

11.5%

True gross yield (all-in)

10.0%

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: 1
Building: 79 m²
Style: contemporary
Condition: excellent
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

textured accent wallmodern wall sconce

Score Breakdown

ROI
20.37
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.58
Rental Demand
3.94
Payback Speed
4
STR Suitability
4

Description

Professional and Detailed Apartment (Real Estate Portals) Title: Renovated T1+1 with Garage and AC – 200m from Armação de Pêra Beach We present this excellent T1+1 apartment, fully renovated, located in one of the most sought-after areas of Armação de Pêra. Ideal for own housing or rental income. Property Highlights:

Location

📍 37.1032°N, 8.3629°W

· Silves, Algarve, Portugal

View on Bluenest Realestate →Also on Idealista.pt
T2 flat in Armação de Pêra, Silves
Idealista.pt
Source verified

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve · Freehold · Ref BF-6205
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
79 m²
True net yield
5.8%
≈ $3,081/mo net after costs & tax
Brixfox Score 68 · B+

Property details

Energy: C
Condition: excellent

Description

Professional and Detailed Apartment (Real Estate Portals) Title: Renovated T1+1 with Garage and AC – 200m from Armação de Pêra Beach We present this excellent T1+1 apartment, fully renovated, located in one of the most sought-after areas of Armação de Pêra. Ideal for own housing or rental income. Property Highlights:

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.

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$346/night
50% ($159)Brixfox estimate($346/night)200% ($637)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$23,944
Airbnb data$346/night · 39% occupancy
Rental income
$346/night · 39% occ.
$46,046
Running costs (20%)
Utilities, cleaning, maintenance
-$9,209
Income tax (10%)
Indonesian rental income tax
-$12,893
Property tax
Annual property tax
-$0
Net income
7.3% ROI
$23,944

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

5.8%

on all-in cost of $368,033

Scenario
Pre-tax
After-tax
Owner-managed
10.1%
8.9%
Fully-managed
6.9%
5.8%
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

12.5%

Annual Revenue

$46,046

Income Tax / yr

$4,029

Payback

17 yrs

True All-In Cost
Asking price$326,087
IMT — transfer tax (non-resident 7.5%)$24,457
Stamp duty (0.8%)$2,609
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$368,033

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.3M$1.7M$1.2M$581K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $300K
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
$365K
+22%
Rental Income
+$117K
Total Position
$482K
+61%
9.9%/yr
Year 10
Capital Value
$444K
+48%
Rental Income
+$253K
Total Position
$697K
+132%
8.8%/yr
Year 20
Capital Value
$657K
+119%
Rental Income
+$592K
Total Position
$1.2M
+316%
7.4%/yr
Year 30
Capital Value
$973K
+224%
Rental Income
+$1.0M
Total Position
$2.0M
+574%
6.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$318 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 $318 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 39% — 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.
8.1%
$2,211/mo
40% occ.
10.8%
$2,948/mo
current
39% occ.
10.7%
$2,901/mo
current
49% occ.
13.4%
$3,638/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
$326,087
5.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.