T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves
T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves — image 2T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves — image 3T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves — image 4T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€365,000

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 1.9 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: €35,748/yr
Average Daily Rate: €213
Payback Period: 12.7 years
5-yr Capital Value: €479,605
10-yr Capital Value: €583,512
Brixfox Score: 69.1 / 100
Comparable Properties: 62
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€416,525

+14.1% over asking

Asking price€365,000
IMT — Property transfer tax (investment schedule)€17,030
IS — Stamp duty (0.8%)€2,920
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,475
Total acquisition costs€26,675
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€416,525

Gross yield (asking price)

9.8%

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: 81 m²
Style: modern
Condition: new-build
Energy Certificate: A
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doors to balconyintegrated kitchen appliancesfloating vanity in bathroom

Score Breakdown

ROI
19.9
Visual Appeal
13.6
Ownership Security
13
Location
8.4
Land & Space
3.62
Rental Demand
4.6
Payback Speed
3
STR Suitability
3

Description

UNDER CONSTRUCTION, DELIVERY EXPECTED END 2026. New development just minutes from the beach. Discover a brand-new residential project offering a limited selection of 1 to 3-bedroom apartments in the heart of Armação de Pêra. Whether you’re looking for a primary residence, a holiday retreat, or a smart investment, thes

Location

📍 37.1053°N, 8.3598°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat, Rua do Barlavento, Nn, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
81 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 Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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%
+$69K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
6.6%
$2,192/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
15.1 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

UNDER CONSTRUCTION, DELIVERY EXPECTED END 2026. New development just minutes from the beach. Discover a brand-new residential project offering a limited selection of 1 to 3-bedroom apartments in the heart of Armação de Pêra. Whether you’re looking for a primary residence, a holiday retreat, or a smart investment, thes

Income Breakdown

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Nightly Rate (ADR)
$309/night
50% ($142)Brixfox estimate($309/night)200% ($569)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$26,306
Airbnb data$309/night · 46% occupancy
Rental income
$309/night · 46% occ.
$51,924
Running costs (20%)
Utilities, cleaning, maintenance
-$10,385
Income tax (10%)
Indonesian rental income tax
-$14,539
Property tax
Annual property tax
-$694
Net income
6.6% ROI
$26,306

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$396,739
IMT (transfer tax, investment schedule)$18,511
Imposto de Selo (stamp duty)$3,174
Notary & registration$1,359
Legal / due diligence$5,951
Total acquisition costs$28,995
RenovationMove-in ready
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$452,745

Gross yield (asking)

13.1%

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.

$2.7M$2.0M$1.3M$671K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $365K
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
$444K
+22%
Rental Income
+$128K
Total Position
$573K
+57%
9.4%/yr
Year 10
Capital Value
$540K
+48%
Rental Income
+$277K
Total Position
$818K
+124%
8.4%/yr
Year 20
Capital Value
$800K
+119%
Rental Income
+$650K
Total Position
$1.5M
+297%
7.1%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$1.2M
Total Position
$2.3M
+540%
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
Average
46% average occupancy
Nightly Rate
Strong
$285 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 $285 — 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.
5.8%
$1,919/mo
40% occ.
7.8%
$2,578/mo
46% occ.
9.0%
$2,971/mo
current
56% occ.
11.0%
$3,630/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.