T3 flat in Armação de Pêra, Silves
T3 flat in Armação de Pêra, Silves — image 2T3 flat in Armação de Pêra, Silves — image 3T3 flat in Armação de Pêra, Silves — image 4T3 flat in Armação de Pêra, Silves — image 5
Grade B+apartmentmid-range

T3 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€345,000

Asking Price (EUR)

6.5%

True Net Yield (Owner, all-in)

4.5%

True Net Yield (Managed, all-in)

10.0%

True Gross Yield

40%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €40,644/yr
Average Daily Rate: €276
Payback Period: 10.4 years
5-yr Capital Value: €453,325
10-yr Capital Value: €551,539
Brixfox Score: 68.9 / 100
Comparable Properties: 14
Data Confidence: 85%
Search Radius: 2 km

True Investment Cost

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

€404,985

+17.4% over asking

Asking price€345,000
IMT — Property transfer tax (investment schedule)€15,430
IS — Stamp duty (0.8%)€2,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,175
Total acquisition costs€24,615
Renovation (est. €55/m² × 94 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,170
(€2,820–€7,520)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€30,200
All-in investment (incl. renovation & furnishing)€404,985

Gross yield (asking price)

11.8%

True gross yield (all-in)

10.0%

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: 2
Building: 94 m²
Style: portuguese-traditional
Condition: good
Year Built: 1999
Energy Certificate: D
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AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

arched balconiescoastal proximity

Score Breakdown

ROI
22.61
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.88
Rental Demand
4.04
Payback Speed
4
STR Suitability
3

Description

Excellent 3 bedroom apartment in Armação de Pêra. Consisting of very large divisions, with 3 bedrooms, 1 of them en suite. The apartment has a kitchen with pantry, two balconies and a parking space on the ground floor. The same is 50 meters from the beach on foot. Situated in a village facing the sea, this apartment

Location

📍 37.1030°N, 8.3587°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T3 flat in Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 8.2% net return annually.

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The Investment

Brixfox Score69
GradeB+
Brixfox Intelligence
69B+Strong
Score Breakdown
ROI & Yield76%
Capital Growth72%
Risk Profile71%
Market Demand69%

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
+11.9%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$65K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
8.2%
$2,548/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
8 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
12.3 yr
Rental only

Property details

Year built: 1999
Energy: D
Condition: good

Description

Excellent 3 bedroom apartment in Armação de Pêra. Consisting of very large divisions, with 3 bedrooms, 1 of them en suite. The apartment has a kitchen with pantry, two balconies and a parking space on the ground floor. The same is 50 meters from the beach on foot. Situated in a village facing the sea, this apartment

Income Breakdown

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Nightly Rate (ADR)
$407/night
50% ($187)Brixfox estimate($407/night)200% ($750)
Occupancy
40%
10%Brixfox estimate(40%)100%

Short-Term Rental

Yearly income
$30,571
Airbnb data$407/night · 40% occupancy
Rental income
$407/night · 40% occ.
$60,052
Running costs (20%)
Utilities, cleaning, maintenance
-$12,010
Income tax (10%)
Indonesian rental income tax
-$16,815
Property tax
Annual property tax
-$656
Net income
8.2% ROI
$30,571

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$375,000
IMT (transfer tax, investment schedule)$16,772
Imposto de Selo (stamp duty)$3,000
Notary & registration$1,359
Legal / due diligence$5,625
Total acquisition costs$26,755
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,620
($3,065–$8,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$440,201

Gross yield (asking)

16.0%

True gross yield (all-in)

13.6%

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.

$2.8M$2.1M$1.4M$706K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $345K
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 11: 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
$420K
+22%
Rental Income
+$149K
Total Position
$569K
+65%
10.5%/yr
Year 10
Capital Value
$511K
+48%
Rental Income
+$322K
Total Position
$833K
+141%
9.2%/yr
Year 20
Capital Value
$756K
+119%
Rental Income
+$756K
Total Position
$1.5M
+338%
7.7%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$1.3M
Total Position
$2.5M
+612%
6.8%/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
Strong
8.2% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$375 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

High rental yield at 8.2% — outperforms most villas in this market
Premium nightly rate of $375 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Occupancy at 40% — 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.
8.2%
$2,547/mo
40% occ.
10.9%
$3,415/mo
current
40% occ.
11.0%
$3,448/mo
current
50% occ.
13.8%
$4,316/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.