T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves
T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves — image 2T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves — image 3T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves — image 4T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves

Silves · Central Algarve ·

€333,750

Asking Price (EUR)

4.0%

True Net Yield (Owner, all-in)

2.8%

True Net Yield (Managed, all-in)

6.2%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.74, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,877/yr
Average Daily Rate: €147
Payback Period: 17.3 years
5-yr Capital Value: €438,543
10-yr Capital Value: €533,554
Brixfox Score: 59.4 / 100
Comparable Properties: 66
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€386,676

+15.9% over asking

Asking price€333,750
IMT — Property transfer tax (investment schedule)€14,530
IS — Stamp duty (0.8%)€2,670
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,006
Total acquisition costs€23,456
Renovation (est. €55/m² × 84 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,620
(€2,520–€6,720)
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)€386,676

Gross yield (asking price)

7.2%

True gross yield (all-in)

6.2%

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: 84 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.7
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
3.68
Rental Demand
4.45
Payback Speed
2
STR Suitability
3

Description

Discover this cozy 2 bedroom apartment in Armação de Pêra, ideal for those looking for comfort, tranquility and quality of life by the sea. With about 84 m² of gross area, it is in excellent condition and is fully equipped and furnished: ready to move in! It's truly a turnkey solution: just jump in and start enjoying.

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on Coldwell Banker City →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua Q.ta dos Arcos, 9, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
1 Baths
Built Area
84 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 4.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score59
GradeB
Brixfox Intelligence
59BStrong
Score Breakdown
ROI & Yield65%
Capital Growth62%
Risk Profile61%
Market Demand59%

The Brixfox Score is our proprietary AI-powered rating that evaluates rental ROI, capital appreciation potential, risk factors, and local market dynamics to give you a single investment quality metric.

Pro members get full score breakdown with AI recommendations
Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+8.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$63K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.8%
$1,460/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.7 yr
Rental only

Property details

Year built: 2007
Energy: D
Condition: good

Description

Discover this cozy 2 bedroom apartment in Armação de Pêra, ideal for those looking for comfort, tranquility and quality of life by the sea. With about 84 m² of gross area, it is in excellent condition and is fully equipped and furnished: ready to move in! It's truly a turnkey solution: just jump in and start enjoying.

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$215/night
50% ($99)Brixfox estimate($215/night)200% ($395)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$17,522
Airbnb data$215/night · 45% occupancy
Rental income
$215/night · 45% occ.
$34,916
Running costs (20%)
Utilities, cleaning, maintenance
-$6,983
Income tax (10%)
Indonesian rental income tax
-$9,777
Property tax
Annual property tax
-$635
Net income
4.8% ROI
$17,522

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

True all-in investment

What the headline asking price actually costs once mandatory taxes, fees, renovation, and furnishing are added. Yields rebased onto this number — closer to what you'll really earn against what you'll really pay.

Asking price$362,772
IMT (transfer tax, investment schedule)$15,793
Imposto de Selo (stamp duty)$2,902
Notary & registration$1,359
Legal / due diligence$5,441
Total acquisition costs$25,496
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,022
($2,739–$7,304)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$420,300

Gross yield (asking)

9.6%

True gross yield (all-in)

8.3%

Estimates use Portugal's standard transfer tax + typical legal/notary defaults. Verify with local counsel before committing — actual fees vary by deal structure.

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.1M$1.6M$1.1M$532K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $334K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$406K
+22%
Rental Income
+$86K
Total Position
$492K
+47%
8.1%/yr
Year 10
Capital Value
$494K
+48%
Rental Income
+$185K
Total Position
$679K
+103%
7.4%/yr
Year 20
Capital Value
$731K
+119%
Rental Income
+$433K
Total Position
$1.2M
+249%
6.4%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$767K
Total Position
$1.8M
+454%
5.9%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

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

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.8% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Good
$198 per night
Visual Appeal
Average
4/10 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 4.8% 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%
$1,319/mo
40% occ.
5.9%
$1,777/mo
45% occ.
6.6%
$1,984/mo
current
55% occ.
8.1%
$2,441/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. Includes 10% Indonesian rental tax (PPh) and annual property tax (PBB). Market factors in Portugal may impact actual yields.