T1 flat in Armação de Pêra, Silves
T1 flat in Armação de Pêra, Silves — image 2T1 flat in Armação de Pêra, Silves — image 3T1 flat in Armação de Pêra, Silves — image 4T1 flat in Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T1 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€295,000

Asking Price (EUR)

3.1%

True Net Yield (Owner, all-in)

2.1%

True Net Yield (Managed, all-in)

4.7%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.7 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: €16,190/yr
Average Daily Rate: €114
Payback Period: 22.5 years
5-yr Capital Value: €387,626
10-yr Capital Value: €471,606
Brixfox Score: 58.1 / 100
Comparable Properties: 50
Data Confidence: 97%
Search Radius: 2 km

True Investment Cost

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

€342,567

+16.1% over asking

Asking price€295,000
IMT — Property transfer tax (investment schedule)€11,647
IS — Stamp duty (0.8%)€2,360
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,425
Total acquisition costs€19,682
Renovation (est. €55/m² × 107 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,885
(€3,210–€8,560)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€342,567

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.7%

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: 107 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: D
Private Pool

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pool with jacuzziprivate balcony with built-in BBQ

Score Breakdown

ROI
14.62
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
4.14
Rental Demand
3.89
Payback Speed
1
STR Suitability
3

Description

Excellent T1 Apartment for Sale – Renovated, Bright, and Ideally Located in the Heart of Armação de Pêra Discover this beautifully renovated one-bedroom apartment set within a private condominium in the centre of Armação de Pêra, just minutes from the beach and close to all amenities. Perfect for permanent living, hol

Location

📍 37.1051°N, 8.3627°W

· Silves, Algarve, Portugal

View on Arabiscos, Mediação Imobiliária Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Armação de Pêra, Silves

Inventory
1 Beds
Bathrooms
1 Baths
Built Area
107 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
+7.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$55K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$981/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
27.2 yr
Rental only

Property details

Year built: 2008
Energy: D
Condition: good

Description

Excellent T1 Apartment for Sale – Renovated, Bright, and Ideally Located in the Heart of Armação de Pêra Discover this beautifully renovated one-bedroom apartment set within a private condominium in the centre of Armação de Pêra, just minutes from the beach and close to all amenities. Perfect for permanent living, hol

Income Breakdown

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Nightly Rate (ADR)
$167/night
50% ($77)Brixfox estimate($167/night)200% ($307)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,770
Airbnb data$167/night · 39% occupancy
Rental income
$167/night · 39% occ.
$23,713
Running costs (20%)
Utilities, cleaning, maintenance
-$4,743
Income tax (10%)
Indonesian rental income tax
-$6,640
Property tax
Annual property tax
-$561
Net income
3.7% ROI
$11,770

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$320,652
IMT (transfer tax, investment schedule)$12,660
Imposto de Selo (stamp duty)$2,565
Notary & registration$1,359
Legal / due diligence$4,810
Total acquisition costs$21,393
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,397
($3,489–$9,304)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$372,355

Gross yield (asking)

7.4%

True gross yield (all-in)

6.4%

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$846K$423K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $295K
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 21: 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
$359K
+22%
Rental Income
+$57K
Total Position
$416K
+41%
7.1%/yr
Year 10
Capital Value
$437K
+48%
Rental Income
+$124K
Total Position
$561K
+90%
6.6%/yr
Year 20
Capital Value
$646K
+119%
Rental Income
+$291K
Total Position
$937K
+218%
6.0%/yr
Year 30
Capital Value
$957K
+224%
Rental Income
+$515K
Total Position
$1.5M
+399%
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
Average
5/10 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.
3.8%
$1,019/mo
40% occ.
5.1%
$1,375/mo
39% occ.
5.0%
$1,336/mo
current
49% occ.
6.3%
$1,692/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.