T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves
T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves — image 2T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves — image 3T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves — image 4T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves — image 5
Grade C+apartmentluxury

T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€538,500

Asking Price (EUR)

1.7%

True Net Yield (Owner, all-in)

1.2%

True Net Yield (Managed, all-in)

2.6%

True Gross Yield

39%

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: €16,175/yr
Average Daily Rate: €114
Payback Period: 41.3 years
5-yr Capital Value: €707,581
10-yr Capital Value: €860,880
Brixfox Score: 53 / 100
Comparable Properties: 52
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.

€616,646

+14.5% over asking

Asking price€538,500
IMT — Property transfer tax (investment schedule)€30,910
IS — Stamp duty (0.8%)€4,308
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€8,078
Total acquisition costs€44,546
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)€616,646

Gross yield (asking price)

3.0%

True gross yield (all-in)

2.6%

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: 114 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

rooftop pool and lounge areavertical garden facadeopen-plan living with large sliding glass doorsintegrated kitchen design

Score Breakdown

ROI
10.45
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.28
Rental Demand
3.88
Payback Speed
0
STR Suitability
3

Description

T1 New 300 meters from Armação de Pera Beach Balcony or terrace of 39 m2, garage and swimming pool on the roof A space designed for well-being, where comfort and efficiency come together in perfect harmony. * Apartment Highlights: Open space living room with fully equipped kitchen with appliances, extending to a lar

Location

📍 37.1056°N, 8.3641°W

· Silves, Algarve, Portugal

View on Vila Lusa Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua da Alegria, Nn, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 1.9% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score53
GradeC+
Brixfox Intelligence
53C+Moderate
Score Breakdown
ROI & Yield58%
Capital Growth56%
Risk Profile55%
Market Demand53%

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
+5.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$101K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.9%
$934/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
52.2 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

T1 New 300 meters from Armação de Pera Beach Balcony or terrace of 39 m2, garage and swimming pool on the roof A space designed for well-being, where comfort and efficiency come together in perfect harmony. * Apartment Highlights: Open space living room with fully equipped kitchen with appliances, extending to a lar

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($76)Brixfox estimate($166/night)200% ($306)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,210
Airbnb data$166/night · 39% occupancy
Rental income
$166/night · 39% occ.
$23,527
Running costs (20%)
Utilities, cleaning, maintenance
-$4,705
Income tax (10%)
Indonesian rental income tax
-$6,588
Property tax
Annual property tax
-$1,024
Net income
1.9% ROI
$11,210

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$585,326
IMT (transfer tax, investment schedule)$33,598
Imposto de Selo (stamp duty)$4,683
Notary & registration$1,359
Legal / due diligence$8,780
Total acquisition costs$48,420
RenovationMove-in ready
Furnishing & STR launch
1bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$36,522
All-in investment$670,267

Gross yield (asking)

4.0%

True gross yield (all-in)

3.5%

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.

$2.6M$1.9M$1.3M$643K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $539K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$655K
+22%
Rental Income
+$55K
Total Position
$710K
+32%
5.7%/yr
Year 10
Capital Value
$797K
+48%
Rental Income
+$118K
Total Position
$915K
+70%
5.4%/yr
Year 20
Capital Value
$1.2M
+119%
Rental Income
+$277K
Total Position
$1.5M
+171%
5.1%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$491K
Total Position
$2.2M
+315%
4.9%/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
Weak
1.9% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Weak
0 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 1.9% 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.
2.0%
$976/mo
40% occ.
2.7%
$1,329/mo
39% occ.
2.6%
$1,287/mo
current
49% occ.
3.4%
$1,641/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.