T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves
T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves — image 2T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves — image 3T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves — image 4T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves — image 5
Grade Aapartmentmid-range

T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves

Silves · Central Algarve ·

€850,000

Asking Price (EUR)

9.8%

True Net Yield (Owner, all-in)

7.1%

True Net Yield (Managed, all-in)

11.5%

True Gross Yield

38%

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: €112,671/yr
Average Daily Rate: €823
+22.0% vs area baselineModern/contemporary style (+12%), Has pool (0%), Has view (+10%)
Payback Period: 12.8 years
5-yr Capital Value: €985,383
10-yr Capital Value: €1.1M
Brixfox Score: 76.6 / 100
Comparable Properties: 6
Data Confidence: 78%
Search Radius: 2 km

True Investment Cost

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

€975,855

+14.8% over asking

Asking price€850,000
IMT — Property transfer tax (investment schedule)€51,000
IS — Stamp duty (0.8%)€6,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€12,750
Total acquisition costs€71,800
Renovation (est. €55/m² × 291 m²)
Light touch-ups — paint, fixtures, deep clean.		€16,005
(€8,730–€23,280)
Furnishing & STR launch (4bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€38,050
All-in investment (incl. renovation & furnishing)€975,855

Gross yield (asking price)

13.3%

True gross yield (all-in)

11.5%

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: 3
Building: 291 m²
Style: contemporary
Condition: good
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

sea-viewmultiple-high-rise-buildingsurban-coastal-setting

Score Breakdown

ROI
24.6
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.75
Payback Speed
5
STR Suitability
4

Description

Modern and spacious 4 bedroom flat in a residential complex in Armação de Pera, Algarve, 300 meters from the beach. Located on the top floor, this elegant 4-bedroom flat in Lunamar features soft, neutral colours. It has a large and bright living room, connecting harmoniously in an open plan with the kitchen, which is

Location

📍 37.1033°N, 8.3627°W

· Silves, Algarve, Portugal

View on AlgarveDream Property →Also on Idealista.pt
T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves
Idealista.pt
Source verified

T4 flat in Avenida General Humberto Delgado, 34, Armação de Pêra, Silves

Silves · Central Algarve · Freehold · Ref BF-6222
Ownership
Freehold
Bedrooms
4
Bathrooms
3
Built area
291 m²
True net yield
7.8%
≈ $10,617/mo net after costs & tax
Brixfox Score 77 · A

Property details

Energy: A
Condition: good

Description

Modern and spacious 4 bedroom flat in a residential complex in Armação de Pera, Algarve, 300 meters from the beach. Located on the top floor, this elegant 4-bedroom flat in Lunamar features soft, neutral colours. It has a large and bright living room, connecting harmoniously in an open plan with the kitchen, which is

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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Customize your projections
Nightly Rate (ADR)
$1,183/night
50% ($544)Brixfox estimate($1,183/night)200% ($2177)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$78,042
Airbnb data$1,183/night · 38% occupancy
Rental income
$1,183/night · 38% occ.
$150,080
Running costs (20%)
Utilities, cleaning, maintenance
-$30,016
Income tax (10%)
Indonesian rental income tax
-$42,023
Property tax
Annual property tax
-$0
Net income
8.4% ROI
$78,042

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

Approx. location

Net Yield · Fully-Managed · After Tax

7.8%

on all-in cost of $1,022,832

Scenario
Pre-tax
After-tax
Owner-managed
12.5%
11.2%
Fully-managed
9.1%
7.8%
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

14.7%

Annual Revenue

$150,080

Income Tax / yr

$13,132

Payback

13 yrs

True All-In Cost
Asking price$923,913
IMT — transfer tax (non-resident 7.5%)$69,293
Stamp duty (0.8%)$7,391
Notary + registry$2,174
Legal$11,364
Furnishing + STR launch$8,696
All-in cost$1,022,832

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$7.1M$5.3M$3.5M$1.8M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $850K
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 11: 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
$1.0M
+22%
Rental Income
+$381K
Total Position
$1.4M
+67%
10.7%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$823K
Total Position
$2.1M
+145%
9.4%/yr
Year 20
Capital Value
$1.9M
+119%
Rental Income
+$1.9M
Total Position
$3.8M
+346%
7.8%/yr
Year 30
Capital Value
$2.8M
+224%
Rental Income
+$3.4M
Total Position
$6.2M
+626%
6.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.4% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Strong
$1089 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.4% — outperforms most villas in this market
Premium nightly rate of $1089 — 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 38% — 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.
9.8%
$7,558/mo
40% occ.
13.1%
$10,077/mo
38% occ.
12.3%
$9,455/mo
current
48% occ.
15.6%
$11,974/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
$923,913
7.8%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.