T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves
T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves — image 2T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves — image 3T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves — image 4T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves — image 5
Grade C+apartmentluxury

T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves

Silves · Central Algarve ·

€430,000

Asking Price (EUR)

2.0%

True Net Yield (Owner, all-in)

1.1%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

37%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.2 months ago and is currently at 19% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.76, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €15,810/yr
Average Daily Rate: €116
Payback Period: 99.8 years
5-yr Capital Value: €498,488
10-yr Capital Value: €577,884
Brixfox Score: 50.6 / 100
Comparable Properties: 52
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€496,970

+15.6% 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 (1bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€33,600
All-in investment (incl. renovation & furnishing)€496,970

Gross yield (asking price)

3.7%

True gross yield (all-in)

3.2%

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: 1
Bathrooms: 1
Building: 488 m²
Land: 400 m²
Style: contemporary
Condition: excellent
Year Built: 2002
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with jacuzzioutdoor lounge area with integrated lightingcommunal swimming poolsea views

Score Breakdown

ROI
4
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
7.49
Rental Demand
3.73
Payback Speed
0
STR Suitability
4

Description

One-bedroom plus one apartment, located on the 5th floor, in Armação de Pêra, one of the most sought-after areas in the Algarve. The highlight of this property is the magnificent private terrace for the exclusive use of the unit, measuring approximately 400 m2, a true outdoor retreat, ideal for creating various leisur

Location

📍 37.1063°N, 8.3536°W

· Silves, Algarve, Portugal

View on M Concept Home →Also on Idealista.pt
T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves
Idealista.pt
Source verified

T1 flat in Rua Doutor Manuel Arriaga, 2, Armação de Pêra, Silves

Silves · Central Algarve · Freehold · Ref BF-5198
Ownership
Freehold
Bedrooms
1
Bathrooms
1
Built area
488 m²
Land
400 m²
True net yield
1.0%
≈ $1,103/mo net after costs & tax
Brixfox Score 51 · C+

Property details

Year built: 2002
Energy: D
Condition: excellent

Description

One-bedroom plus one apartment, located on the 5th floor, in Armação de Pêra, one of the most sought-after areas in the Algarve. The highlight of this property is the magnificent private terrace for the exclusive use of the unit, measuring approximately 400 m2, a true outdoor retreat, ideal for creating various leisur

Income Breakdown

Figures are modelled estimates derived from comparable short-term-rental data — not guaranteed returns or financial advice. Do your own due diligence before investing.

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Nightly Rate (ADR)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($308)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$10,950
Airbnb data$167/night · 37% occupancy
Rental income
$167/night · 37% occ.
$21,058
Running costs (20%)
Utilities, cleaning, maintenance
-$4,212
Income tax (10%)
Indonesian rental income tax
-$5,896
Property tax
Annual property tax
-$0
Net income
2.3% ROI
$10,950

Long-Term Rental

No long-term rental data available

Not enough comparable rentals in this area

Airbnb Comp Analysis

No nearby Airbnb listings found

Investment Returns

After-tax net yield · all-in cost basis

Approx. location

Net Yield · Fully-Managed · After Tax

1.0%

on all-in cost of $522,803

Scenario
Pre-tax
After-tax
Owner-managed
2.5%
2.2%
Fully-managed
1.4%
1.0%
After-tax nets ~28% non-resident IRS on AL income (simplified regime). Yields are on the all-in acquisition cost, not the asking price.

Gross Yield

4.0%

Annual Revenue

$21,058

Income Tax / yr

$1,842

Payback

—

True All-In Cost
Asking price$467,391
IMT — transfer tax (non-resident 7.5%)$35,054
Stamp duty (0.8%)$3,739
Notary + registry$2,174
Legal$5,749
Furnishing + STR launch$8,696
All-in cost$522,803

Growth & Exit Strategy

How your investment grows over time

Freehold — 4%/yr appreciation in Silves.

$2.2M$1.6M$1.1M$539K$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 28: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$523K
+22%
Rental Income
+$53K
Total Position
$577K
+34%
6.0%/yr
Year 10
Capital Value
$637K
+48%
Rental Income
+$115K
Total Position
$752K
+75%
5.7%/yr
Year 20
Capital Value
$942K
+119%
Rental Income
+$271K
Total Position
$1.2M
+182%
5.3%/yr
Year 30
Capital Value
$1.4M
+224%
Rental Income
+$479K
Total Position
$1.9M
+336%
5.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.3% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Good
400 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.3% is below 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.
2.7%
$1,068/mo
40% occ.
3.7%
$1,423/mo
37% occ.
3.4%
$1,327/mo
current
47% occ.
4.3%
$1,682/mo

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Market factors in Portugal may impact actual yields.

Asking price · Freehold
$467,391
1.0%
Net yield
View original listing
Source verified · Idealista.pt · listed 2 Jun 2026
Estimates, not financial advice. Yields modelled from real Airbnb data.