T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves
T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves — image 2T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves — image 3T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves — image 4T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€350,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.2%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 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: €33,863/yr
Average Daily Rate: €234
Payback Period: 12.6 years
5-yr Capital Value: €459,895
10-yr Capital Value: €559,532
Brixfox Score: 65.7 / 100
Comparable Properties: 16
Data Confidence: 91%
Search Radius: 2 km

True Investment Cost

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

€411,930

+17.7% over asking

Asking price€350,000
IMT — Property transfer tax (investment schedule)€15,830
IS — Stamp duty (0.8%)€2,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,250
Total acquisition costs€25,130
Renovation (est. €55/m² × 120 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,600
(€3,600–€9,600)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€411,930

Gross yield (asking price)

9.7%

True gross yield (all-in)

8.2%

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: 3
Building: 120 m²
Style: dated
Condition: good
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

enclosed balcony with panoramic viewsbuilt-in wall shelving unitornate wrought iron gates at entrance

Score Breakdown

ROI
19.97
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.4
Rental Demand
3.97
Payback Speed
3
STR Suitability
3

Description

3-Bed Apartment with Sea View in Armação de Pêra 3-Bedroom Apartment with Sea View in Armação de Pêra – Furnished, Renovated, with Parking and Storage This comfortable apartment is located in Armação de Pêra, just a few minutes’ walk from the beach, offering pleasant views of the sea and surrounding area. Originally w

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on ERA Armação de Pera_Silves →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua Professora Maria José Correia, Nn, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 6.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score66
GradeB+
Brixfox Intelligence
66B+Strong
Score Breakdown
ROI & Yield73%
Capital Growth69%
Risk Profile68%
Market Demand66%

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%
+$66K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.7%
$2,114/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
15.0 yr
Rental only

Property details

Condition: good

Description

3-Bed Apartment with Sea View in Armação de Pêra 3-Bedroom Apartment with Sea View in Armação de Pêra – Furnished, Renovated, with Parking and Storage This comfortable apartment is located in Armação de Pêra, just a few minutes’ walk from the beach, offering pleasant views of the sea and surrounding area. Originally w

Income Breakdown

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Nightly Rate (ADR)
$345/night
50% ($159)Brixfox estimate($345/night)200% ($635)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$25,365
Airbnb data$345/night · 40% occupancy
Rental income
$345/night · 40% occ.
$50,060
Running costs (20%)
Utilities, cleaning, maintenance
-$10,012
Income tax (10%)
Indonesian rental income tax
-$14,017
Property tax
Annual property tax
-$666
Net income
6.7% ROI
$25,365

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$380,435
IMT (transfer tax, investment schedule)$17,207
Imposto de Selo (stamp duty)$3,043
Notary & registration$1,359
Legal / due diligence$5,707
Total acquisition costs$27,315
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,174
($3,913–$10,435)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$447,750

Gross yield (asking)

13.2%

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.

$2.6M$1.9M$1.3M$646K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $350K
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
$426K
+22%
Rental Income
+$124K
Total Position
$550K
+57%
9.4%/yr
Year 10
Capital Value
$518K
+48%
Rental Income
+$268K
Total Position
$786K
+124%
8.4%/yr
Year 20
Capital Value
$767K
+119%
Rental Income
+$627K
Total Position
$1.4M
+298%
7.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.1M
Total Position
$2.2M
+542%
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
6.7% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$318 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $318 — 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 40% — 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.
6.8%
$2,150/mo
40% occ.
9.1%
$2,885/mo
current
40% occ.
9.0%
$2,865/mo
current
50% occ.
11.4%
$3,600/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.