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)

Net yield — free account

True Net Yield (after-tax, all-in)

6.1%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 3.6 months ago and is currently at 30% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.79, occupancy cap 68%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €23,468/yr
Average Daily Rate: €144
5-yr Capital Value: €386,908
10-yr Capital Value: €448,532
Brixfox Score: 55.7 / 100

True Investment Cost

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

€386,146

+15.7% over asking

Asking price€333,750
IMT — Property transfer tax (investment schedule)€14,000
IS — Stamp duty (0.8%)€2,670
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,006
Total acquisition costs€22,926
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)€386,146

Gross yield (asking price)

7.0%

True gross yield (all-in)

6.1%

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: 84 m²
Style: dated
Condition: good
Year Built: 2007
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.96
Visual Appeal
8.2
Ownership Security
13
Location
8.4
Land & Space
3.68
Rental Demand
4.45
Payback Speed
2
STR Suitability
4

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

📍 37.1066°N, 8.3657°W

Approximate location — mapped to the centre of Silves

· Silves, Algarve, Portugal

View this property on Coldwell Banker City →Listed via Idealista.pt
2-bedroom freehold villa in Silves — photo 1 of 5
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2-bedroom freehold villa in Silves — photo 2 of 5
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2-bedroom freehold villa in Silves — photo 5 of 5

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

Silves · Central Algarve · Ref BF-5025 Source verified · Coldwell Banker City · listed 3 Jun 2026
Asking price · Freehold
€333,750
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
1
Built area
84 m²
Gross yield
6.2%
Est. ADR
€144/night
Occupancy
45%
Brixfox Score 56 · BFinancial analysis ↓

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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.

Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is on the ASKING-price basis — the nightly rates nearby hosts list at, not yet corrected to booked rates (Portugal's calendar dataset is young), so treat it as an optimistic upper bound. Occupancy is annualised from the observed comp window. Comp cards below show raw asking prices.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Comp data observed in USD · converted at €0.92/$
Seasonal occupancy pattern
Peak Aug +50% · Low Dec -41%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
€
Acquisition costs· 6.9% of price, auto-calculated
€22,926
IMT (transfer tax, investment schedule)€14,000
Imposto de Selo (stamp duty)€2,670
Notary & registration€1,250
Legal fees€5,006
Renovation budget· Light touch-ups — paint, fixtures, deep clean.
€
Furniture & STR launch· default ≈ €12,425/bedroom
€
All-in investment
€386,146
+15.7% over asking
The P&L needs a revenue basis from comparable listings — it appears once comp data is available.

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%3.5% · Silves 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
2.5% net yield on all-in cost
Occupancy
Weak
45% average occupancy
Nightly Rate
Average
€144 per night
Visual Appeal
Average
4/10 visual appeal
Size & Space
Weak
0 m² land area
AL Licence
Pending
Not verified — confirm AL registration before purchase
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Data Sources & Methodology

ROI calculations use Brixfox Intelligence rental data from live Airbnb calendar tracking — the Algarve dataset has been live since March 2026, seasonality-adjusted to a full-year estimate with a conservative calibration while it matures. Operating costs are modelled per line (management, channel fees, cleaning, utilities, IMI, maintenance, insurance). After-tax yields deduct non-resident IRS on AL income under the simplified regime (~8.75% of gross); buyer-side IMT and stamp duty are included in the all-in cost basis. Market factors in Portugal may impact actual yields.