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 ·

€430,000

Asking Price (EUR)

6.2%

True Net Yield (Owner, all-in)

4.3%

True Net Yield (Managed, all-in)

9.6%

True Gross Yield

44%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 14% 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: €47,249/yr
Average Daily Rate: €297
Payback Period: 11.2 years
5-yr Capital Value: €565,014
10-yr Capital Value: €687,425
Brixfox Score: 72 / 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.

€493,570

+14.8% over asking

Asking price€430,000
IMT — Property transfer tax (investment schedule)€22,230
IS — Stamp duty (0.8%)€3,440
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,450
Total acquisition costs€33,370
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)€493,570

Gross yield (asking price)

11.0%

True gross yield (all-in)

9.6%

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: 3
Bathrooms: 2
Building: 105 m²
Style: modern
Condition: new-build
Energy Certificate: In process

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

vertical wooden slat facade accentsopen-plan living/dining/kitchenminimalist interior design

Score Breakdown

ROI
21.51
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
4.1
Rental Demand
4.35
Payback Speed
4
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
2 Baths
Built Area
105 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 7.5% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score72
GradeB+
Brixfox Intelligence
72B+Strong
Score Breakdown
ROI & Yield79%
Capital Growth76%
Risk Profile73%
Market Demand72%

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
+11.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$81K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.5%
$2,931/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
13.3 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

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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
$35,171
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
-$818
Net income
7.5% ROI
$35,171

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$467,391
IMT (transfer tax, investment schedule)$24,163
Imposto de Selo (stamp duty)$3,739
Notary & registration$1,359
Legal / due diligence$7,011
Total acquisition costs$36,272
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$536,489

Gross yield (asking)

14.8%

True gross yield (all-in)

12.9%

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.

$3.4M$2.5M$1.7M$844K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $430K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$523K
+22%
Rental Income
+$172K
Total Position
$695K
+62%
10.1%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$371K
Total Position
$1.0M
+134%
8.9%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$869K
Total Position
$1.8M
+321%
7.5%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$1.5M
Total Position
$2.9M
+582%
6.6%/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
7.5% 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.
7.0%
$2,714/mo
40% occ.
9.3%
$3,641/mo
44% occ.
10.2%
$3,969/mo
current
54% occ.
12.6%
$4,896/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.