T3 flat in Armação de Pêra, Silves
T3 flat in Armação de Pêra, Silves — image 2T3 flat in Armação de Pêra, Silves — image 3T3 flat in Armação de Pêra, Silves — image 4T3 flat in Armação de Pêra, Silves — image 5
Grade B+apartmentluxury

T3 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€580,000

Asking Price (EUR)

5.4%

True Net Yield (Owner, all-in)

3.8%

True Net Yield (Managed, all-in)

8.3%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €56,512/yr
Average Daily Rate: €354
Payback Period: 12.8 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 70.4 / 100
Comparable Properties: 17
Data Confidence: 89%
Search Radius: 2 km

True Investment Cost

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

€677,620

+16.8% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€48,800
All-in investment (incl. renovation & furnishing)€677,620

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.3%

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: 3
Building: 130 m²
Style: contemporary
Condition: new-build
Year Built: 2024
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

marble-effect flooring and wall panelsintegrated kitchen appliancesminimalist lighting fixtureslarge windows with sheer curtains

Score Breakdown

ROI
19.84
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
4.6
Rental Demand
4.38
Payback Speed
3
STR Suitability
3

Description

We present an exclusive 3 bedroom penthouse in Armação de Pêra, where refinement meets tranquillity by the sea. This premium unit offers breathtaking panoramic views of the ocean, creating a unique experience of contact with nature. The flat has 3 bathrooms, 2 of which are en suite, providing maximum privacy and comfo

Location

📍 37.1053°N, 8.3670°W

· Silves, Algarve, Portugal

View on Villas Key →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 6.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score70
GradeB+
Brixfox Intelligence
70B+Strong
Score Breakdown
ROI & Yield77%
Capital Growth74%
Risk Profile72%
Market Demand70%

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
+10.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$109K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$3,467/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
15.2 yr
Rental only

Property details

Year built: 2024
Energy: B
Condition: new-build

Description

We present an exclusive 3 bedroom penthouse in Armação de Pêra, where refinement meets tranquillity by the sea. This premium unit offers breathtaking panoramic views of the ocean, creating a unique experience of contact with nature. The flat has 3 bathrooms, 2 of which are en suite, providing maximum privacy and comfo

Income Breakdown

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Customize your projections
Nightly Rate (ADR)
$514/night
50% ($236)Brixfox estimate($514/night)200% ($946)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$41,602
Airbnb data$514/night · 44% occupancy
Rental income
$514/night · 44% occ.
$82,126
Running costs (20%)
Utilities, cleaning, maintenance
-$16,425
Income tax (10%)
Indonesian rental income tax
-$22,995
Property tax
Annual property tax
-$1,103
Net income
6.6% ROI
$41,602

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$53,043
All-in investment$736,543

Gross yield (asking)

13.0%

True gross yield (all-in)

11.2%

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.

$4.3M$3.2M$2.1M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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 13: rental income alone has repaid the full purchase price.
2x return
Year 9: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$706K
+22%
Rental Income
+$203K
Total Position
$909K
+57%
9.4%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$439K
Total Position
$1.3M
+124%
8.4%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.0M
Total Position
$2.3M
+296%
7.1%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$1.8M
Total Position
$3.7M
+538%
6.4%/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
Good
6.6% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$473 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $473 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 44% — 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.
6.1%
$3,190/mo
40% occ.
8.2%
$4,284/mo
44% occ.
8.9%
$4,699/mo
current
54% occ.
11.0%
$5,793/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.