T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves
T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves — image 2T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves — image 3T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves — image 4T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves — image 5
Grade Bapartmentbudget

T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves

Silves · Central Algarve ·

€395,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.2%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 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: €20,507/yr
Average Daily Rate: €124
Payback Period: 24.1 years
5-yr Capital Value: €519,024
10-yr Capital Value: €631,472
Brixfox Score: 58.3 / 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.

€484,315

+22.6% over asking

Asking price€395,000
IMT — Property transfer tax (investment schedule)€19,430
IS — Stamp duty (0.8%)€3,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,925
Total acquisition costs€29,765
Renovation (est. €350/m² × 122 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€42,700
(€30,500–€54,900)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€484,315

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.2%

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: 2
Building: 122 m²
Style: dated
Condition: fair
Year Built: 1990
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large terrace with sea viewawning on terrace

Score Breakdown

ROI
14.17
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
4.44
Rental Demand
4.52
Payback Speed
1
STR Suitability
3

Description

Excellent apartment with terrace and sea view. With two bathrooms, independent kitchen, two spacious bedrooms and a north-facing sunroom. It has a closed garage in BOX, autonomous fraction but included in the price of the apartment. Don't miss this opportunity and book your visit. You can visit this property by video c

Location

📍 37.1056°N, 8.3648°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua Álvaro Gomes, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$74K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$1,222/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.3 yr
Rental only

Property details

Year built: 1990
Energy: D
Condition: fair

Description

Excellent apartment with terrace and sea view. With two bathrooms, independent kitchen, two spacious bedrooms and a north-facing sunroom. It has a closed garage in BOX, autonomous fraction but included in the price of the apartment. Don't miss this opportunity and book your visit. You can visit this property by video c

Income Breakdown

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Nightly Rate (ADR)
$180/night
50% ($83)Brixfox estimate($180/night)200% ($331)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$14,663
Airbnb data$180/night · 45% occupancy
Rental income
$180/night · 45% occ.
$29,643
Running costs (20%)
Utilities, cleaning, maintenance
-$5,929
Income tax (10%)
Indonesian rental income tax
-$8,300
Property tax
Annual property tax
-$751
Net income
3.4% ROI
$14,663

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$429,348
IMT (transfer tax, investment schedule)$21,120
Imposto de Selo (stamp duty)$3,435
Notary & registration$1,359
Legal / due diligence$6,440
Total acquisition costs$32,353
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$46,413
($33,152–$59,674)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$526,429

Gross yield (asking)

6.9%

True gross yield (all-in)

5.6%

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.

$2.2M$1.7M$1.1M$553K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $395K
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 22: 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
$481K
+22%
Rental Income
+$72K
Total Position
$552K
+40%
6.9%/yr
Year 10
Capital Value
$585K
+48%
Rental Income
+$155K
Total Position
$739K
+87%
6.5%/yr
Year 20
Capital Value
$865K
+119%
Rental Income
+$362K
Total Position
$1.2M
+211%
5.8%/yr
Year 30
Capital Value
$1.3M
+224%
Rental Income
+$642K
Total Position
$1.9M
+387%
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
3.4% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$165 per night
Visual Appeal
Average
5/10 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 3.4% 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.
3.0%
$1,085/mo
40% occ.
4.1%
$1,468/mo
45% occ.
4.7%
$1,667/mo
current
55% occ.
5.7%
$2,049/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.