Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves
Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves — image 2Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves — image 3Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves — image 4Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves

Silves · Central Algarve ·

€599,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.5 months ago and is currently at 12% 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: €31,162/yr
Average Daily Rate: €189
Payback Period: 23.5 years
5-yr Capital Value: €787,077
10-yr Capital Value: €957,600
Brixfox Score: 62.4 / 100
Comparable Properties: 66
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€683,922

+14.2% over asking

Asking price€599,000
IMT — Property transfer tax (investment schedule)€35,750
IS — Stamp duty (0.8%)€4,792
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,985
Total acquisition costs€50,777
Renovation (est. €55/m² × 169 m²)
Light touch-ups — paint, fixtures, deep clean.		€9,295
(€5,070–€13,520)
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)€683,922

Gross yield (asking price)

5.2%

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: 2
Bathrooms: 1
Building: 169 m²
Style: portuguese-traditional
Condition: good
Year Built: 2010
Energy Certificate: E
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large ocean-view terracepergola with shadedirect sea views

Score Breakdown

ROI
14.33
Visual Appeal
12.8
Ownership Security
13
Location
8.4
Land & Space
5.38
Rental Demand
4.52
Payback Speed
1
STR Suitability
3

Description

Discover this charming 2-bedroom flat in Armação de Pera with stunning sea and beach views. This 169m² property, with a balcony surrounding the entire flat, offers a seaside lifestyle, ideal for those looking for comfort and natural beauty. The flat features a functional layout, with a bright living room, an equipped

Location

📍 37.1018°N, 8.3639°W

· Silves, Algarve, Portugal

View on CENTURY21 New Vibe →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Penthouse in Avenida Beira Mar, 11 D, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$112K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.5%
$1,898/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
28.6 yr
Rental only

Property details

Year built: 2010
Energy: E
Condition: good

Description

Discover this charming 2-bedroom flat in Armação de Pera with stunning sea and beach views. This 169m² property, with a balcony surrounding the entire flat, offers a seaside lifestyle, ideal for those looking for comfort and natural beauty. The flat features a functional layout, with a bright living room, an equipped

Income Breakdown

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Nightly Rate (ADR)
$279/night
50% ($128)Brixfox estimate($279/night)200% ($513)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$22,780
Airbnb data$279/night · 45% occupancy
Rental income
$279/night · 45% occ.
$45,999
Running costs (20%)
Utilities, cleaning, maintenance
-$9,200
Income tax (10%)
Indonesian rental income tax
-$12,880
Property tax
Annual property tax
-$1,139
Net income
3.5% ROI
$22,780

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$651,087
IMT (transfer tax, investment schedule)$38,859
Imposto de Selo (stamp duty)$5,209
Notary & registration$1,359
Legal / due diligence$9,766
Total acquisition costs$55,192
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$10,103
($5,511–$14,696)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$743,393

Gross yield (asking)

7.1%

True gross yield (all-in)

6.2%

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.

$3.4M$2.5M$1.7M$845K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $599K
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 21: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$729K
+22%
Rental Income
+$111K
Total Position
$840K
+40%
7.0%/yr
Year 10
Capital Value
$887K
+48%
Rental Income
+$240K
Total Position
$1.1M
+88%
6.5%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$563K
Total Position
$1.9M
+213%
5.9%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$997K
Total Position
$2.9M
+391%
5.4%/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
3.5% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$257 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $257 — 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 3.5% 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.
3.1%
$1,686/mo
40% occ.
4.2%
$2,280/mo
45% occ.
4.8%
$2,588/mo
current
55% occ.
5.9%
$3,182/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.