Detached house in Rua do Vale do Olival, Armação de Pêra, Silves
Detached house in Rua do Vale do Olival, Armação de Pêra, Silves — image 2Detached house in Rua do Vale do Olival, Armação de Pêra, Silves — image 3Detached house in Rua do Vale do Olival, Armação de Pêra, Silves — image 4Detached house in Rua do Vale do Olival, Armação de Pêra, Silves — image 5
Grade Bvillaluxury

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

Silves · Central Algarve ·

€2.1M

Asking Price (EUR)

1.2%

True Net Yield (Owner, all-in)

0.7%

True Net Yield (Managed, all-in)

2.1%

True Gross Yield

24%

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: €49,606/yr
Average Daily Rate: €571
+24.0% vs area baselineImage quality 9/10 (+6%), Modern/contemporary style (+12%), No pool (-12%), Has view (+10%), Luxury finish (+8%)
Payback Period: 154.6 years
5-yr Capital Value: €2.4M
10-yr Capital Value: €2.8M
Brixfox Score: 56.1 / 100
Comparable Properties: 3
Data Confidence: 70%
Search Radius: 3 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)

2.4%

True gross yield (all-in)

2.1%

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: 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
2.6
Visual Appeal
15.6
Ownership Security
13
Location
8.4
Land & Space
10.15
Rental Demand
2.38
Payback Speed
0
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

📍 37.1074°N, 8.3701°W

· Silves, Algarve, Portugal

View on ORO ALGARVE | LUXURY REAL ESTATE →Also on Idealista.pt
Detached house in Rua do Vale do Olival, Armação de Pêra, Silves
Idealista.pt
Source verified

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

Silves · Central Algarve · Freehold · Ref BF-6760
Ownership
Freehold
Bedrooms
4
Bathrooms
4
Built area
403 m²
Land
651 m²
True net yield
0.7%
≈ $3,176/mo net after costs & tax
Brixfox Score 56 · B

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)
$821/night
50% ($378)Brixfox estimate($821/night)200% ($1512)
Occupancy
24%
10%Brixfox estimate(24%)100%

Short-Term Rental

Yearly income
$34,360
Airbnb data$821/night · 24% occupancy
Rental income
$821/night · 24% occ.
$66,076
Running costs (20%)
Utilities, cleaning, maintenance
-$13,215
Income tax (10%)
Indonesian rental income tax
-$18,501
Property tax
Annual property tax
-$0
Net income
1.5% ROI
$34,360

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

0.7%

on all-in cost of $2,514,783

Scenario
Pre-tax
After-tax
Owner-managed
1.5%
1.3%
Fully-managed
0.9%
0.7%
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

2.6%

Annual Revenue

$66,076

Income Tax / yr

$5,782

Payback

—

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.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x 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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$168K
Total Position
$2.7M
+30%
5.3%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$362K
Total Position
$3.5M
+65%
5.2%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$849K
Total Position
$5.5M
+160%
4.9%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$1.5M
Total Position
$8.3M
+296%
4.7%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.5% annual return
Occupancy
Weak
24% average occupancy
Nightly Rate
Strong
$756 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 $756 — 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 1.5% is below 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.
2.8%
$5,247/mo
40% occ.
3.7%
$6,996/mo
24% occ.
2.2%
$4,163/mo
current
34% occ.
3.1%
$5,912/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
$2,282,609
0.7%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.