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 ·

€265,000

Asking Price (EUR)

9.0%

True Net Yield (Owner, all-in)

6.2%

True Net Yield (Managed, all-in)

11.1%

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: €34,507/yr
Average Daily Rate: €240
Payback Period: 15.2 years
5-yr Capital Value: €307,208
10-yr Capital Value: €356,138
Brixfox Score: 70.7 / 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.

€310,647

+17.2% over asking

Asking price€265,000
IMT — Property transfer tax (investment schedule)€9,547
IS — Stamp duty (0.8%)€2,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€3,975
Total acquisition costs€16,892
Renovation (est. €55/m² × 71 m²)
Light touch-ups — paint, fixtures, deep clean.		€3,905
(€2,130–€5,680)
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)€310,647

Gross yield (asking price)

13.0%

True gross yield (all-in)

11.1%

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: 71 m²
Style: contemporary
Condition: good
Year Built: 1997
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

wicker wall decorarched doorwaynatural fiber lighting

Score Breakdown

ROI
22.16
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
3.42
Rental Demand
3.93
Payback Speed
4
STR Suitability
4

Description

Apartment located in the fishing village of Armação de Pêra, where the land kisses the sea and embraces the cradle of Portugal's largest natural reef - "Pedra do Valado". Highly sought after for its easily accessible bay, calm waters, safe beaches, and a wide range of activities, Armação de Pêra is already a preferred

Location

📍 37.1021°N, 8.3640°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →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-6479
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
71 m²
True net yield
6.6%
≈ $3,098/mo net after costs & tax
Brixfox Score 71 · B+

Property details

Year built: 1997
Energy: D
Condition: good

Description

Apartment located in the fishing village of Armação de Pêra, where the land kisses the sea and embraces the cradle of Portugal's largest natural reef - "Pedra do Valado". Highly sought after for its easily accessible bay, calm waters, safe beaches, and a wide range of activities, Armação de Pêra is already a preferred

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)
$346/night
50% ($159)Brixfox estimate($346/night)200% ($636)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$23,901
Airbnb data$346/night · 39% occupancy
Rental income
$346/night · 39% occ.
$45,964
Running costs (20%)
Utilities, cleaning, maintenance
-$9,193
Income tax (10%)
Indonesian rental income tax
-$12,870
Property tax
Annual property tax
-$0
Net income
8.3% ROI
$23,901

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

6.6%

on all-in cost of $326,832

Scenario
Pre-tax
After-tax
Owner-managed
11.4%
10.1%
Fully-managed
7.8%
6.6%
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

14.1%

Annual Revenue

$45,964

Income Tax / yr

$4,022

Payback

15 yrs

True All-In Cost
Asking price$288,043
IMT — transfer tax (non-resident 7.5%)$21,603
Stamp duty (0.8%)$2,304
Notary + registry$2,174
Legal$4,011
Furnishing + STR launch$8,696
All-in cost$326,832

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.2M$1.6M$1.1M$548K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $265K
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
$322K
+22%
Rental Income
+$117K
Total Position
$439K
+66%
10.6%/yr
Year 10
Capital Value
$392K
+48%
Rental Income
+$252K
Total Position
$644K
+143%
9.3%/yr
Year 20
Capital Value
$581K
+119%
Rental Income
+$591K
Total Position
$1.2M
+342%
7.7%/yr
Year 30
Capital Value
$860K
+224%
Rental Income
+$1.0M
Total Position
$1.9M
+619%
6.8%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Strong
8.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$318 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 8.3% — outperforms most villas in this market
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.
9.2%
$2,209/mo
40% occ.
12.3%
$2,946/mo
current
39% occ.
12.1%
$2,896/mo
current
49% occ.
15.1%
$3,632/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
$288,043
6.6%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.