T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves
T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves — image 2T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves — image 3T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves — image 4T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves — image 5
Grade B+apartmentluxury

T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€580,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €63,241/yr
Average Daily Rate: €389
Payback Period: 11.2 years
5-yr Capital Value: €762,111
10-yr Capital Value: €927,225
Brixfox Score: 74 / 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.

€680,120

+17.3% over asking

Asking price€580,000
IMT — Property transfer tax (investment schedule)€34,230
IS — Stamp duty (0.8%)€4,640
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,700
Total acquisition costs€48,820
Renovation€0 — move-in ready
Furnishing & STR launch (3bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€51,300
All-in investment (incl. renovation & furnishing)€680,120

Gross yield (asking price)

10.9%

True gross yield (all-in)

9.3%

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: 130 m²
Style: modern
Condition: new-build
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large rooftop terraceglass railingsintegrated kitchen appliancesmarble-effect flooring

Score Breakdown

ROI
21.58
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
4.6
Rental Demand
4.45
Payback Speed
4
STR Suitability
3

Description

**Modern apartments 300 metres from the ocean — the new Lunamar Algarve residential complex in Armação de Pêra** Introducing the new Lunamar Algarve residential complex, located just a few minutes' walk from one of the most beautiful beaches in the Algarve — Praia de Armação de Pêra. This project combines modern archit

Location

📍 37.1047°N, 8.3672°W

· Silves, Algarve, Portugal

View on GROWING STATUS LDA →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T3 flat in Rua da Sardinha, Nn, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 7.6% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score74
GradeB+
Brixfox Intelligence
74B+Strong
Score Breakdown
ROI & Yield81%
Capital Growth78%
Risk Profile75%
Market Demand74%

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%
+$109K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.6%
$3,980/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
13.2 yr
Rental only

Property details

Energy: A
Condition: new-build

Description

**Modern apartments 300 metres from the ocean — the new Lunamar Algarve residential complex in Armação de Pêra** Introducing the new Lunamar Algarve residential complex, located just a few minutes' walk from one of the most beautiful beaches in the Algarve — Praia de Armação de Pêra. This project combines modern archit

Income Breakdown

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Nightly Rate (ADR)
$578/night
50% ($266)Brixfox estimate($578/night)200% ($1064)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$47,765
Airbnb data$578/night · 45% occupancy
Rental income
$578/night · 45% occ.
$93,977
Running costs (20%)
Utilities, cleaning, maintenance
-$18,795
Income tax (10%)
Indonesian rental income tax
-$26,314
Property tax
Annual property tax
-$1,103
Net income
7.6% ROI
$47,765

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$630,435
IMT (transfer tax, investment schedule)$37,207
Imposto de Selo (stamp duty)$5,043
Notary & registration$1,359
Legal / due diligence$9,457
Total acquisition costs$53,065
RenovationMove-in ready
Furnishing & STR launch
3bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$55,761
All-in investment$739,261

Gross yield (asking)

14.9%

True gross yield (all-in)

12.7%

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.

$4.6M$3.4M$2.3M$1.1M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $580K
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
$706K
+22%
Rental Income
+$233K
Total Position
$939K
+62%
10.1%/yr
Year 10
Capital Value
$859K
+48%
Rental Income
+$504K
Total Position
$1.4M
+135%
8.9%/yr
Year 20
Capital Value
$1.3M
+119%
Rental Income
+$1.2M
Total Position
$2.5M
+323%
7.5%/yr
Year 30
Capital Value
$1.9M
+224%
Rental Income
+$2.1M
Total Position
$4.0M
+585%
6.6%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
7.6% annual return
Occupancy
Weak
45% average occupancy
Nightly Rate
Strong
$532 per night
Visual Appeal
Strong
8/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $532 — positioned in the top tier
Stunning visuals with 8/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 45% — 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.
6.9%
$3,602/mo
40% occ.
9.2%
$4,833/mo
45% occ.
10.3%
$5,390/mo
current
55% occ.
12.6%
$6,622/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.