T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves
T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves — image 2T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves — image 3T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves — image 4T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves — image 5
Grade Bapartmentbudget

T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves

Silves · Central Algarve ·

€290,000

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 1.6 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: €16,124/yr
Average Daily Rate: €114
Payback Period: 22.1 years
5-yr Capital Value: €381,056
10-yr Capital Value: €463,613
Brixfox Score: 57.8 / 100
Comparable Properties: 50
Data Confidence: 96%
Search Radius: 2 km

True Investment Cost

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

€353,867

+22.0% over asking

Asking price€290,000
IMT — Property transfer tax (investment schedule)€11,297
IS — Stamp duty (0.8%)€2,320
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,350
Total acquisition costs€19,217
Renovation (est. €350/m² × 89 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€31,150
(€22,250–€40,050)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€353,867

Gross yield (asking price)

5.6%

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: 1
Bathrooms: 1
Building: 89 m²
Style: dated
Condition: fair
Year Built: 1990
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.73
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.78
Rental Demand
3.87
Payback Speed
1
STR Suitability
3

Description

1 + 2 bedroom apartment in the center of Armação de Pêra. It has a private gross area of 76 m2, a terrace of 40 m2 and a parking space. We can say that it is one of the largest terraces in Armação de Pêra, and there is a covered area that can have several purposes. It is located 450 m from the beach, close to the bus t

Location

📍 37.1045°N, 8.3586°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T1 flat in Beco da Quinta, 6, Armação de Pêra, Silves

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
89 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.7% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score58
GradeB
Brixfox Intelligence
58BStrong
Score Breakdown
ROI & Yield64%
Capital Growth61%
Risk Profile60%
Market Demand58%

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
+7.5%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$979/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
12 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
26.8 yr
Rental only

Property details

Year built: 1990
Energy: C
Condition: fair

Description

1 + 2 bedroom apartment in the center of Armação de Pêra. It has a private gross area of 76 m2, a terrace of 40 m2 and a parking space. We can say that it is one of the largest terraces in Armação de Pêra, and there is a covered area that can have several purposes. It is located 450 m from the beach, close to the bus t

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($308)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,745
Airbnb data$167/night · 39% occupancy
Rental income
$167/night · 39% occ.
$23,647
Running costs (20%)
Utilities, cleaning, maintenance
-$4,729
Income tax (10%)
Indonesian rental income tax
-$6,621
Property tax
Annual property tax
-$552
Net income
3.7% ROI
$11,745

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$315,217
IMT (transfer tax, investment schedule)$12,279
Imposto de Selo (stamp duty)$2,522
Notary & registration$1,359
Legal / due diligence$4,728
Total acquisition costs$20,888
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$33,859
($24,185–$43,533)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$384,638

Gross yield (asking)

7.5%

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.

$1.7M$1.3M$836K$418K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $290K
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 20: rental income alone has repaid the full purchase price.
2x return
Year 11: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$353K
+22%
Rental Income
+$57K
Total Position
$410K
+41%
7.2%/yr
Year 10
Capital Value
$429K
+48%
Rental Income
+$124K
Total Position
$553K
+91%
6.7%/yr
Year 20
Capital Value
$635K
+119%
Rental Income
+$290K
Total Position
$926K
+219%
6.0%/yr
Year 30
Capital Value
$941K
+224%
Rental Income
+$514K
Total Position
$1.5M
+402%
5.5%/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
3.7% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$154 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.7% 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.
3.9%
$1,023/mo
40% occ.
5.3%
$1,380/mo
39% occ.
5.1%
$1,333/mo
current
49% occ.
6.4%
$1,690/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.