T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves
T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves — image 2T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves — image 3T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves — image 4T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T2 flat, Quinta dos Arcos, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€370,000

Asking Price (EUR)

5.6%

True Net Yield (Owner, all-in)

3.9%

True Net Yield (Managed, all-in)

8.6%

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 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €36,971/yr
Average Daily Rate: €221
Payback Period: 12.4 years
5-yr Capital Value: €486,174
10-yr Capital Value: €591,506
Brixfox Score: 68.4 / 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.

€431,250

+16.6% over asking

Asking price€370,000
IMT — Property transfer tax (investment schedule)€17,430
IS — Stamp duty (0.8%)€2,960
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,550
Total acquisition costs€27,190
Renovation (est. €55/m² × 122 m²)
Light touch-ups — paint, fixtures, deep clean.		€6,710
(€3,660–€9,760)
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)€431,250

Gross yield (asking price)

10.0%

True gross yield (all-in)

8.6%

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: 2
Building: 122 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop poolpanoramic views

Score Breakdown

ROI
20.2
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
4.44
Rental Demand
4.59
Payback Speed
3
STR Suitability
3

Description

Bedroom Apartment with Terrace and Rooftop Pool We present this excellent 2-bedroom apartment, located on the ground floor of the Quinta dos Arcos development, in Armação de Pêra. The property stands out for its spacious private terrace of 45 m², ideal for outdoor dining, leisure moments, or simply enjoying the Algarv

Location

📍 37.1065°N, 8.3651°W

· Silves, Algarve, Portugal

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

T2 flat, Quinta dos Arcos, Nn, 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 6.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score68
GradeB+
Brixfox Intelligence
68B+Strong
Score Breakdown
ROI & Yield75%
Capital Growth71%
Risk Profile70%
Market Demand68%

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
+10.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.8%
$2,278/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
14.7 yr
Rental only

Property details

Year built: 2008
Energy: B-
Condition: good

Description

Bedroom Apartment with Terrace and Rooftop Pool We present this excellent 2-bedroom apartment, located on the ground floor of the Quinta dos Arcos development, in Armação de Pêra. The property stands out for its spacious private terrace of 45 m², ideal for outdoor dining, leisure moments, or simply enjoying the Algarv

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$322/night
50% ($148)Brixfox estimate($322/night)200% ($592)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$27,334
Airbnb data$322/night · 46% occupancy
Rental income
$322/night · 46% occ.
$53,918
Running costs (20%)
Utilities, cleaning, maintenance
-$10,784
Income tax (10%)
Indonesian rental income tax
-$15,097
Property tax
Annual property tax
-$704
Net income
6.8% ROI
$27,334

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$402,174
IMT (transfer tax, investment schedule)$18,946
Imposto de Selo (stamp duty)$3,217
Notary & registration$1,359
Legal / due diligence$6,033
Total acquisition costs$29,554
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$7,293
($3,978–$10,609)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$29,728
All-in investment$468,750

Gross yield (asking)

13.4%

True gross yield (all-in)

11.5%

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.

$2.8M$2.1M$1.4M$689K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $370K
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
$450K
+22%
Rental Income
+$134K
Total Position
$584K
+58%
9.5%/yr
Year 10
Capital Value
$548K
+48%
Rental Income
+$288K
Total Position
$836K
+126%
8.5%/yr
Year 20
Capital Value
$811K
+119%
Rental Income
+$676K
Total Position
$1.5M
+302%
7.2%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.4M
+548%
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
6.8% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$296 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 $296 — 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.
6.0%
$1,998/mo
40% occ.
8.0%
$2,684/mo
46% occ.
9.2%
$3,087/mo
current
56% occ.
11.3%
$3,772/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.