T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves
T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves — image 2T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves — image 3T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves — image 4T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves

Silves · Central Algarve ·

€504,000

Asking Price (EUR)

5.3%

True Net Yield (Owner, all-in)

3.7%

True Net Yield (Managed, all-in)

8.1%

True Gross Yield

44%

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: €46,855/yr
Average Daily Rate: €295
Payback Period: 13.2 years
5-yr Capital Value: €662,249
10-yr Capital Value: €805,727
Brixfox Score: 69.5 / 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.

€575,192

+14.1% over asking

Asking price€504,000
IMT — Property transfer tax (investment schedule)€28,150
IS — Stamp duty (0.8%)€4,032
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,560
Total acquisition costs€40,992
Renovation€0 — move-in ready
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)€575,192

Gross yield (asking price)

9.3%

True gross yield (all-in)

8.1%

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: 135 m²
Style: modern
Condition: new-build
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

minimalist bedroom decormodern building facade with vertical wood accentslarge windows for natural light

Score Breakdown

ROI
19.49
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.7
Rental Demand
4.35
Payback Speed
3
STR Suitability
3

Description

ViaMar11, just 250 meters from Armação de Pêra Beach, is a contemporary residential building that offers: 14 apartments in total – 10 T2 apartments – 4 T1 apartments 6 residential floors 2 underground floors with 20 parking spaces Project Highlights: Strategic and central location Proximity to the beach and all e

Location

📍 37.1043°N, 8.3658°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T3 flat in Rua Dr. João Zeferino Pereira, 36, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 6.4% 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
+10.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$95K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.4%
$2,919/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
15.6 yr
Rental only

Property details

Energy: In process
Condition: new-build

Description

ViaMar11, just 250 meters from Armação de Pêra Beach, is a contemporary residential building that offers: 14 apartments in total – 10 T2 apartments – 4 T1 apartments 6 residential floors 2 underground floors with 20 parking spaces Project Highlights: Strategic and central location Proximity to the beach and all e

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$436/night
50% ($200)Brixfox estimate($436/night)200% ($801)
Occupancy
44%
10%Brixfox estimate(44%)100%

Short-Term Rental

Yearly income
$35,030
Airbnb data$436/night · 44% occupancy
Rental income
$436/night · 44% occ.
$69,209
Running costs (20%)
Utilities, cleaning, maintenance
-$13,842
Income tax (10%)
Indonesian rental income tax
-$19,378
Property tax
Annual property tax
-$959
Net income
6.4% ROI
$35,030

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$547,826
IMT (transfer tax, investment schedule)$30,598
Imposto de Selo (stamp duty)$4,383
Notary & registration$1,359
Legal / due diligence$8,217
Total acquisition costs$44,557
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$625,209

Gross yield (asking)

12.6%

True gross yield (all-in)

11.1%

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.

$3.6M$2.7M$1.8M$911K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $504K
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 14: 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
$613K
+22%
Rental Income
+$171K
Total Position
$784K
+56%
9.2%/yr
Year 10
Capital Value
$746K
+48%
Rental Income
+$369K
Total Position
$1.1M
+121%
8.3%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$866K
Total Position
$2.0M
+291%
7.1%/yr
Year 30
Capital Value
$1.6M
+224%
Rental Income
+$1.5M
Total Position
$3.2M
+529%
6.3%/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
6.4% annual return
Occupancy
Weak
44% average occupancy
Nightly Rate
Strong
$401 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 $401 — 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 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.
5.9%
$2,702/mo
40% occ.
8.0%
$3,630/mo
44% occ.
8.7%
$3,957/mo
current
54% occ.
10.7%
$4,884/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.