Terraced house in Rua de Torre, Armação de Pêra, Silves
Terraced house in Rua de Torre, Armação de Pêra, Silves — image 2Terraced house in Rua de Torre, Armação de Pêra, Silves — image 3Terraced house in Rua de Torre, Armação de Pêra, Silves — image 4Terraced house in Rua de Torre, Armação de Pêra, Silves — image 5
Grade Bvillamid-range

Terraced house in Rua de Torre, Armação de Pêra, Silves

Silves · Central Algarve ·

€660,000

Asking Price (EUR)

3.0%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.6%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 months ago and is currently at 15% 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: €34,045/yr
Average Daily Rate: €236
Payback Period: 23.9 years
5-yr Capital Value: €867,230
10-yr Capital Value: €1.1M
Brixfox Score: 61.5 / 100
Comparable Properties: 9
Data Confidence: 74%
Search Radius: 2 km

True Investment Cost

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

€748,230

+13.4% over asking

Asking price€660,000
IMT — Property transfer tax (investment schedule)€39,600
IS — Stamp duty (0.8%)€5,280
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,900
Total acquisition costs€56,030
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€748,230

Gross yield (asking price)

5.2%

True gross yield (all-in)

4.6%

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: 3
Building: 168 m²
Style: modern
Condition: new-build
Energy Certificate: A+

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

modern minimalist architecturewooden slat facade accentlarge sliding glass doorsprivate balconies/terraces

Score Breakdown

ROI
14.21
Visual Appeal
12.6
Ownership Security
13
Location
8.4
Land & Space
5.36
Rental Demand
3.95
Payback Speed
1
STR Suitability
3

Description

3 bedroom villas close to the most stunning beaches in the region and just a short walk away. Located in Armação de Pêra, these semi-detached houses of contemporary architecture (currently at the end of construction) were designed for those who do not give up exclusivity, space and quality of life. Highlights: On the

Location

📍 37.1201°N, 8.3634°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Terraced house in Rua de Torre, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.4% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+7.2%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$124K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.4%
$2,052/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
29.1 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

3 bedroom villas close to the most stunning beaches in the region and just a short walk away. Located in Armação de Pêra, these semi-detached houses of contemporary architecture (currently at the end of construction) were designed for those who do not give up exclusivity, space and quality of life. Highlights: On the

Income Breakdown

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Nightly Rate (ADR)
$345/night
50% ($159)Brixfox estimate($345/night)200% ($636)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$24,624
Airbnb data$345/night · 39% occupancy
Rental income
$345/night · 39% occ.
$49,768
Running costs (20%)
Utilities, cleaning, maintenance
-$9,954
Income tax (10%)
Indonesian rental income tax
-$13,935
Property tax
Annual property tax
-$1,255
Net income
3.4% ROI
$24,624

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$717,391
IMT (transfer tax, investment schedule)$43,043
Imposto de Selo (stamp duty)$5,739
Notary & registration$1,359
Legal / due diligence$10,761
Total acquisition costs$60,902
RenovationMove-in ready
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$811,120

Gross yield (asking)

6.9%

True gross yield (all-in)

6.1%

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.

$3.7M$2.8M$1.9M$925K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $660K
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 22: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$803K
+22%
Rental Income
+$120K
Total Position
$923K
+40%
6.9%/yr
Year 10
Capital Value
$977K
+48%
Rental Income
+$260K
Total Position
$1.2M
+87%
6.5%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$609K
Total Position
$2.1M
+211%
5.8%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$1.1M
Total Position
$3.2M
+388%
5.4%/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
Average
3.4% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Strong
$318 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 $318 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.4% is near the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
3.5%
$2,102/mo
40% occ.
4.7%
$2,837/mo
current
39% occ.
4.7%
$2,798/mo
current
49% occ.
5.9%
$3,534/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.