T1 flat in Rua Dom João II, Armação de Pêra, Silves
T1 flat in Rua Dom João II, Armação de Pêra, Silves — image 2T1 flat in Rua Dom João II, Armação de Pêra, Silves — image 3T1 flat in Rua Dom João II, Armação de Pêra, Silves — image 4T1 flat in Rua Dom João II, Armação de Pêra, Silves — image 5
Grade C+apartmentmid-range

T1 flat in Rua Dom João II, Armação de Pêra, Silves

Silves · Central Algarve ·

€245,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

1.6%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

33%

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: €12,924/yr
Average Daily Rate: €106
-20.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%)
Payback Period: 69.7 years
5-yr Capital Value: €284,022
10-yr Capital Value: €329,260
Brixfox Score: 46.5 / 100
Comparable Properties: 75
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.

€282,832

+15.4% over asking

Asking price€245,000
IMT — Property transfer tax (investment schedule)€8,147
IS — Stamp duty (0.8%)€1,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,675
Total acquisition costs€15,032
Renovation (est. €55/m² × 60 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,300
(€1,800–€4,800)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€282,832

Gross yield (asking price)

5.3%

True gross yield (all-in)

4.6%

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: 60 m²
Style: dated
Condition: good
Year Built: 1996
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

blue and white facadepalm trees

Score Breakdown

ROI
5.72
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
3.2
Rental Demand
3.34
Payback Speed
0
STR Suitability
4

Description

T1 apartment located on the second line of the beach. Composed of an entrance hall, living room, kitchen, bathroom, bedroom, and a parking space in the building's basement. West-facing solar orientation, which allows for a good temperature in the apartment. With 2 balconies to enjoy the sea view in the late afternoon.

Location

📍 37.1048°N, 8.3654°W

· Silves, Algarve, Portugal

View on EQUIPA FERNANDO SANTOS imobiliária →Also on Idealista.pt
T1 flat in Rua Dom João II, Armação de Pêra, Silves
Idealista.pt
Source verified

T1 flat in Rua Dom João II, Armação de Pêra, Silves

Silves · Central Algarve · Freehold · Ref BF-6228
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
60 m²
True net yield
1.4%
≈ $930/mo net after costs & tax
Brixfox Score 47 · C+

Property details

Year built: 1996
Energy: C
Condition: good

Description

T1 apartment located on the second line of the beach. Composed of an entrance hall, living room, kitchen, bathroom, bedroom, and a parking space in the building's basement. West-facing solar orientation, which allows for a good temperature in the apartment. With 2 balconies to enjoy the sea view in the late afternoon.

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)
$152/night
50% ($70)Brixfox estimate($152/night)200% ($280)
Occupancy
33%
10%Brixfox estimate(33%)100%

Short-Term Rental

Yearly income
$8,951
Airbnb data$152/night · 33% occupancy
Rental income
$152/night · 33% occ.
$17,214
Running costs (20%)
Utilities, cleaning, maintenance
-$3,443
Income tax (10%)
Indonesian rental income tax
-$4,820
Property tax
Annual property tax
-$0
Net income
3.4% ROI
$8,951

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

1.4%

on all-in cost of $303,288

Scenario
Pre-tax
After-tax
Owner-managed
3.7%
3.2%
Fully-managed
1.9%
1.4%
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

5.7%

Annual Revenue

$17,214

Income Tax / yr

$1,507

Payback

70 yrs

True All-In Cost
Asking price$266,304
IMT — transfer tax (non-resident 7.5%)$19,973
Stamp duty (0.8%)$2,130
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$303,288

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$1.4M$1.0M$682K$341K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $245K
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 22: 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
$298K
+22%
Rental Income
+$44K
Total Position
$342K
+40%
6.9%/yr
Year 10
Capital Value
$363K
+48%
Rental Income
+$94K
Total Position
$457K
+87%
6.4%/yr
Year 20
Capital Value
$537K
+119%
Rental Income
+$221K
Total Position
$758K
+209%
5.8%/yr
Year 30
Capital Value
$795K
+224%
Rental Income
+$392K
Total Position
$1.2M
+384%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.4% annual return
Occupancy
Weak
33% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Average
5/10 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 3.4% 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.
4.4%
$974/mo
40% occ.
5.8%
$1,298/mo
33% occ.
4.9%
$1,085/mo
current
43% occ.
6.3%
$1,409/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
$266,304
1.4%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.