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Detached house in Rua do Vale do Olival, 40, Armação de Pêra
Detached house in Rua do Vale do Olival, 40, Armação de Pêra — image 2Detached house in Rua do Vale do Olival, 40, Armação de Pêra — image 3Detached house in Rua do Vale do Olival, 40, Armação de Pêra — image 4Detached house in Rua do Vale do Olival, 40, Armação de Pêra — image 5
Grade B+villaluxury

Detached house in Rua do Vale do Olival, 40, Armação de Pêra

Silves · Central Algarve ·

€2.1M

Asking Price (EUR)

4.8%

True Net Yield (Owner, all-in)

3.4%

True Net Yield (Managed, all-in)

6.0%

True Gross Yield

59%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.8 months ago and is currently at 24% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.77, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €143,066/yr
Average Daily Rate: €667
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 28.3 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.8M
Brixfox Score: 72.4 / 100
Comparable Properties: 7
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€2.4M

+12.7% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€157,500
IS — Stamp duty (0.8%)€16,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€31,500
Total acquisition costs€207,050
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€59,650
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

6.8%

True gross yield (all-in)

6.0%

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: 4
Bathrooms: 4
Building: 403 m²
Land: 651 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated wall unit with TV and shelvingcurved modular sofafloor-to-ceiling windows with panoramic view

Score Breakdown

ROI
13.39
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.15
Rental Demand
5.87
Payback Speed
2
STR Suitability
4

Description

Luxury 4-Bedroom Villa with Sea View, Pool & Rooftop | Vale do Olival - Armação de Pêra We are pleased to present this elegant contemporary villa located in the prestigious Vale do Olival area, in Armação de Pêra, just 500 metres from the beach. Offering stunning sea views and a panoramic rooftop, this property delive

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

Visit ORO ALGARVE | LUXURY REAL ESTATE →Listed via Idealista.pt
4-bedroom freehold villa in Silves — photo 1 of 5
ORO ALGARVE | LUXURY REAL ESTATE
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4-bedroom freehold villa in Silves — photo 5 of 5

Detached house in Rua do Vale do Olival, 40, Armação de Pêra

Silves · Central Algarve · Ref BF-36760 Source verified · ORO ALGARVE | LUXURY REAL ESTATE · listed 2 Jun 2026
Asking price · Freehold
$2,282,609
View original listing
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
403 m²
Land
651 m²
True net yield
3.5%
≈ $12,326/mo net after costs & tax
5-yr total return (net + appreciation)
8.0% / yr avg
Payback in ~28 yrs from rent
Brixfox Score 72 · B+

What nearby Airbnbs actually earn

Brixfox tracks the live availability calendars of Airbnb listings around this property. The rates and occupancy below are observed from real bookings — this is the data behind every yield figure on this page.

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

Finding Airbnb comps...

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

Luxury 4-Bedroom Villa with Sea View, Pool & Rooftop | Vale do Olival - Armação de Pêra We are pleased to present this elegant contemporary villa located in the prestigious Vale do Olival area, in Armação de Pêra, just 500 metres from the beach. Offering stunning sea views and a panoramic rooftop, this property delive

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)
$941/night
50% ($433)Brixfox estimate($941/night)200% ($1731)
Occupancy
59%
10%Brixfox estimate(59%)100%

Short-Term Rental

Indicative
Yearly income
$97,103
Likely range $58,262 – $135,945
Airbnb data$941/night · 59% occupancy
Rental income
$941/night · 59% occ.
$186,737
Running costs (20%)
Utilities, cleaning, maintenance
-$37,347
Income tax (10%)
Indonesian rental income tax
-$52,286
Property tax
Annual property tax
-$0
Net income
4.3% ROI
$97,103

Investment Returns

After-tax net yield · all-in cost basis

Area estimate

Net Yield · Area Estimate

3.5%

Based on area comps — this property's exact location is unconfirmed

Scenario
Pre-tax
After-tax
Owner-managed
5.9%
5.2%
Fully-managed
4.2%
3.5%
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

7.4%

Annual Revenue

$186,737

Income Tax / yr

$16,339

Payback

28 yrs

True All-In Cost
Asking price$2,282,609
IMT — transfer tax (non-resident 7.5%)$171,196
Stamp duty (0.8%)$18,261
Notary + registry$2,174
Legal$13,370
Furnishing + STR launch$27,174
All-in cost$2,514,783

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$12.7M$9.5M$6.4M$3.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $2.1M
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 19: 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
$2.6M
+22%
Rental Income
+$474K
Total Position
$3.0M
+44%
7.6%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$1.0M
Total Position
$4.1M
+97%
7.0%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$2.4M
Total Position
$7.0M
+233%
6.2%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$4.3M
Total Position
$11.1M
+427%
5.7%/yr
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 8+ yrs operating 110+ properties managed ~2h guest response

Atlantic Stays Management

Vetted

Alojamento Local management, Lisbon to the Algarve

22%
Management fee
of rental revenue — already in your Managed figures

End-to-end AL management for international owners. We handle the licence, the platforms and the guests so your second home pays for itself.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • Alojamento Local (AL) licence handling & renewals
  • SEF/AIMA guest registration & tourist-tax filing
Visit Atlantic Stays Management

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.3% annual return
Occupancy
Average
59% average occupancy
Nightly Rate
Strong
$866 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
651 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $866 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 651 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.3% 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

39% occ.
4.1%
$7,758/mo
49% occ.
5.1%
$9,761/mo
59% occ.
6.2%
$11,764/mo
current
69% occ.
7.2%
$13,767/mo

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.