T2 flat in Rua das Marés, Armação de Pêra, Silves
T2 flat in Rua das Marés, Armação de Pêra, Silves — image 2T2 flat in Rua das Marés, Armação de Pêra, Silves — image 3T2 flat in Rua das Marés, Armação de Pêra, Silves — image 4T2 flat in Rua das Marés, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T2 flat in Rua das Marés, Armação de Pêra, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

5.8%

True Net Yield (Owner, all-in)

4.0%

True Net Yield (Managed, all-in)

8.9%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €34,001/yr
Average Daily Rate: €203
+12.0% vs area baselineModern/contemporary style (+12%), Has pool (0%)
Payback Period: 11.8 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 68.9 / 100
Comparable Properties: 64
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.

€380,075

+16.9% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€27,350
All-in investment (incl. renovation & furnishing)€380,075

Gross yield (asking price)

10.5%

True gross yield (all-in)

8.9%

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: 94 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

multiple swimming poolslarge communal terrace

Score Breakdown

ROI
20.8
Visual Appeal
11.2
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
4.59
Payback Speed
4
STR Suitability
3

Description

Located between the Continente and Lidl hypermarkets, this recently renovated one + one-bedroom apartment is part of the prestigious Alto dos Navegantes gated community, on a first floor with two elevators, two swimming pools (for adults and children), surrounded by a large communal terrace. The apartment, facing west

Location

📍 37.1059°N, 8.3624°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua das Marés, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 7.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+10.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$61K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.1%
$2,101/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
14.0 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Located between the Continente and Lidl hypermarkets, this recently renovated one + one-bedroom apartment is part of the prestigious Alto dos Navegantes gated community, on a first floor with two elevators, two swimming pools (for adults and children), surrounded by a large communal terrace. The apartment, facing west

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$297/night
50% ($137)Brixfox estimate($297/night)200% ($546)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$25,206
Airbnb data$297/night · 46% occupancy
Rental income
$297/night · 46% occ.
$49,662
Running costs (20%)
Utilities, cleaning, maintenance
-$9,932
Income tax (10%)
Indonesian rental income tax
-$13,905
Property tax
Annual property tax
-$618
Net income
7.1% ROI
$25,206

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,620
($3,065–$8,174)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$413,125

Gross yield (asking)

14.1%

True gross yield (all-in)

12.0%

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$1.2M$620K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$395K
+22%
Rental Income
+$123K
Total Position
$519K
+60%
9.8%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$266K
Total Position
$747K
+130%
8.7%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$623K
Total Position
$1.3M
+311%
7.3%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+564%
6.5%/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
Good
7.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$273 per night
Visual Appeal
Good
6/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $273 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 46% — factor in seasonal gaps

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
6.3%
$1,844/mo
40% occ.
8.4%
$2,476/mo
46% occ.
9.7%
$2,845/mo
current
56% occ.
11.8%
$3,477/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.