Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves
Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves — image 2Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves — image 3Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves — image 4Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves — image 5
Grade Bapartmentluxury

Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€644,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €30,525/yr
Average Daily Rate: €182
Payback Period: 26.3 years
5-yr Capital Value: €846,206
10-yr Capital Value: €1.0M
Brixfox Score: 57.2 / 100
Comparable Properties: 64
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€738,652

+14.7% over asking

Asking price€644,000
IMT — Property transfer tax (investment schedule)€38,640
IS — Stamp duty (0.8%)€5,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€9,660
Total acquisition costs€54,702
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€738,652

Gross yield (asking price)

4.7%

True gross yield (all-in)

4.1%

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: 2
Bathrooms: 2
Building: 127 m²
Style: modern
Condition: new-build
Energy Certificate: A+
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

integrated kitchen appliancesmarble-effect kitchen backsplashrecessed lightingopen-plan living/dining/kitchenminimalist decor

Score Breakdown

ROI
13.64
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.54
Rental Demand
4.59
Payback Speed
0
STR Suitability
3

Description

T2 New 300 meters from Armação de Pera Beach Balcony, 2 parking spaces and rooftop pool 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 large balcony, ideal for e

Location

📍 37.1056°N, 8.3641°W

· Silves, Algarve, Portugal

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

Penthouse in Rua da Alegria, Nn, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
127 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 3.1% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+6.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$121K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.1%
$1,817/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
32.1 yr
Rental only

Property details

Energy: A+
Condition: new-build

Description

T2 New 300 meters from Armação de Pera Beach Balcony, 2 parking spaces and rooftop pool 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 large balcony, ideal for e

Income Breakdown

Adjust Forecast

Customize your projections
Nightly Rate (ADR)
$264/night
50% ($122)Brixfox estimate($264/night)200% ($487)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$21,802
Airbnb data$264/night · 46% occupancy
Rental income
$264/night · 46% occ.
$44,283
Running costs (20%)
Utilities, cleaning, maintenance
-$8,857
Income tax (10%)
Indonesian rental income tax
-$12,399
Property tax
Annual property tax
-$1,225
Net income
3.1% ROI
$21,802

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$700,000
IMT (transfer tax, investment schedule)$42,000
Imposto de Selo (stamp duty)$5,600
Notary & registration$1,359
Legal / due diligence$10,500
Total acquisition costs$59,459
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$802,883

Gross yield (asking)

6.3%

True gross yield (all-in)

5.5%

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.

$3.5M$2.6M$1.7M$875K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $644K
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 23: 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
$784K
+22%
Rental Income
+$106K
Total Position
$890K
+38%
6.7%/yr
Year 10
Capital Value
$953K
+48%
Rental Income
+$230K
Total Position
$1.2M
+84%
6.3%/yr
Year 20
Capital Value
$1.4M
+119%
Rental Income
+$539K
Total Position
$2.0M
+203%
5.7%/yr
Year 30
Capital Value
$2.1M
+224%
Rental Income
+$954K
Total Position
$3.0M
+373%
5.3%/yr

Location

Silves

Central Algarve, Approximate area

Loading Map...

Airbnb Comp Analysis

No nearby Airbnb listings found

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.1% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$243 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 $243 — 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
Yield of 3.1% 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.
2.7%
$1,587/mo
40% occ.
3.7%
$2,150/mo
46% occ.
4.3%
$2,481/mo
current
56% occ.
5.2%
$3,044/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.