T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves
T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves — image 2T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves — image 3T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves — image 4T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves — image 5
Grade Bapartmentbudget

T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€425,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 months ago and is currently at 17% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €26,038/yr
Average Daily Rate: €183
Payback Period: 20.4 years
5-yr Capital Value: €558,444
10-yr Capital Value: €679,432
Brixfox Score: 55.4 / 100
Comparable Properties: 14
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€566,255

+33.2% over asking

Asking price€425,000
IMT — Property transfer tax (investment schedule)€21,830
IS — Stamp duty (0.8%)€3,400
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,375
Total acquisition costs€32,855
Renovation (est. €900/m² × 98 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€88,200
(€68,600–€107,800)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€20,200
All-in investment (incl. renovation & furnishing)€566,255

Gross yield (asking price)

6.1%

True gross yield (all-in)

4.6%

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: 3
Bathrooms: 1
Building: 98 m²
Style: dated
Condition: needs-renovation
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
15.35
Visual Appeal
6.8
Ownership Security
13
Location
8.4
Land & Space
3.96
Rental Demand
3.91
Payback Speed
1
STR Suitability
3

Description

3-Bedroom Apartment 1 Minute from the Beach – A Blank Canvas in the Heart of Armação de Pêra Just a 1-minute walk from the beach, this spacious 3-bedroom apartment with 103 m², located on the second line from the sea, represents a rare opportunity for those seeking location, space, and potential for appreciation. Loc

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on Million Group →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua Doutor José António dos Santos, Nn, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 4.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score55
GradeB
Brixfox Intelligence
55BStrong
Score Breakdown
ROI & Yield61%
Capital Growth58%
Risk Profile57%
Market Demand55%

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
+7.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$80K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
4.1%
$1,567/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
24.6 yr
Rental only

Property details

Energy: C
Condition: needs-renovation

Description

3-Bedroom Apartment 1 Minute from the Beach – A Blank Canvas in the Heart of Armação de Pêra Just a 1-minute walk from the beach, this spacious 3-bedroom apartment with 103 m², located on the second line from the sea, represents a rare opportunity for those seeking location, space, and potential for appreciation. Loc

Income Breakdown

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Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($487)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$18,805
Airbnb data$264/night · 39% occupancy
Rental income
$264/night · 39% occ.
$37,717
Running costs (20%)
Utilities, cleaning, maintenance
-$7,543
Income tax (10%)
Indonesian rental income tax
-$10,561
Property tax
Annual property tax
-$808
Net income
4.1% ROI
$18,805

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$461,957
IMT (transfer tax, investment schedule)$23,728
Imposto de Selo (stamp duty)$3,696
Notary & registration$1,359
Legal / due diligence$6,929
Total acquisition costs$35,712
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$95,870
($74,565–$117,174)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$615,495

Gross yield (asking)

8.2%

True gross yield (all-in)

6.1%

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.

$2.5M$1.9M$1.3M$633K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $425K
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
$517K
+22%
Rental Income
+$92K
Total Position
$609K
+43%
7.5%/yr
Year 10
Capital Value
$629K
+48%
Rental Income
+$198K
Total Position
$827K
+95%
6.9%/yr
Year 20
Capital Value
$931K
+119%
Rental Income
+$465K
Total Position
$1.4M
+228%
6.1%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$823K
Total Position
$2.2M
+418%
5.6%/yr

Location

Silves

Central Algarve, Approximate area

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Airbnb Comp Analysis

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
4.1% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$243 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $243 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 4.1% 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.
4.2%
$1,622/mo
40% occ.
5.7%
$2,185/mo
current
39% occ.
5.5%
$2,133/mo
current
49% occ.
7.0%
$2,696/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.