Semi-detached house in Rua de Torre, Armação de Pêra, Silves
Semi-detached house in Rua de Torre, Armação de Pêra, Silves — image 2Semi-detached house in Rua de Torre, Armação de Pêra, Silves — image 3Semi-detached house in Rua de Torre, Armação de Pêra, Silves — image 4Semi-detached house in Rua de Torre, Armação de Pêra, Silves — image 5
Grade B+villaluxury

Semi-detached house in Rua de Torre, Armação de Pêra, Silves

Silves · Central Algarve ·

€1.4M

Asking Price (EUR)

4.5%

True Net Yield (Owner, all-in)

3.1%

True Net Yield (Managed, all-in)

6.9%

True Gross Yield

32%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 15% 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: €110,977/yr
Average Daily Rate: €957
+33.0% vs area baselineImage quality 8/10 (+3%), Modern/contemporary style (+12%), Has pool (0%), Has view (+10%), Luxury finish (+8%)
Payback Period: 15.5 years
5-yr Capital Value: €1.8M
10-yr Capital Value: €2.2M
Brixfox Score: 68.5 / 100
Comparable Properties: 7
Data Confidence: 60%
Search Radius: 10 km

True Investment Cost

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

€1.6M

+16.3% over asking

Asking price€1.4M
IMT — Property transfer tax (investment schedule)€104,250
IS — Stamp duty (0.8%)€11,120
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€20,850
Total acquisition costs€137,470
Renovation€0 — move-in ready
Furnishing & STR launch (7bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€88,700
All-in investment (incl. renovation & furnishing)€1.6M

Gross yield (asking price)

8.0%

True gross yield (all-in)

6.9%

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: 7
Building: 256 m²
Style: modern
Condition: excellent
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

infinity-edge poollarge glass sliding doorsclean white facade

Score Breakdown

ROI
17.69
Visual Appeal
14.2
Ownership Security
13
Location
8.4
Land & Space
6
Rental Demand
3.18
Payback Speed
3
STR Suitability
3

Description

GROUND FLOOR HOUSE, SWIMMING POOL, 7 SUITES, PRIVACY, CLOSE TO THE BEACHES AND GOLF, TRANQUILITY. House located in Caliços, Alcantarilha. Well-maintained property, measuring 8,840 m2, with fruit and rainfed trees. Located in an area with a pleasant natural landscape, this dream property, with style and elegance, was

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on KW Flash Algarve - Barlavento →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Semi-detached house in Rua de Torre, Armação de Pêra, Silves

Inventory
7 Beds
Bathrooms
0 Baths
Built Area
256 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B+ investment — short-term rental yields 5.4% net return annually.

Go to Source via Idealista.pt

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
+9.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$261K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.4%
$6,782/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
10 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
18.6 yr
Rental only

Property details

Condition: excellent

Description

GROUND FLOOR HOUSE, SWIMMING POOL, 7 SUITES, PRIVACY, CLOSE TO THE BEACHES AND GOLF, TRANQUILITY. House located in Caliços, Alcantarilha. Well-maintained property, measuring 8,840 m2, with fruit and rainfed trees. Located in an area with a pleasant natural landscape, this dream property, with style and elegance, was

Income Breakdown

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Nightly Rate (ADR)
$1,394/night
50% ($641)Brixfox estimate($1,394/night)200% ($2565)
Occupancy
32%
10%Brixfox estimate(32%)100%

Short-Term Rental

Yearly income
$81,387
Airbnb data$1,394/night · 32% occupancy
Rental income
$1,394/night · 32% occ.
$161,598
Running costs (20%)
Utilities, cleaning, maintenance
-$32,320
Income tax (10%)
Indonesian rental income tax
-$45,247
Property tax
Annual property tax
-$2,644
Net income
5.4% ROI
$81,387

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$1,510,870
IMT (transfer tax, investment schedule)$113,315
Imposto de Selo (stamp duty)$12,087
Notary & registration$1,359
Legal / due diligence$22,663
Total acquisition costs$149,424
RenovationMove-in ready
Furnishing & STR launch
7bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$94,239
All-in investment$1,754,533

Gross yield (asking)

10.7%

True gross yield (all-in)

9.2%

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.

$9.3M$7.0M$4.6M$2.3M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $1.4M
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 15: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.7M
+22%
Rental Income
+$398K
Total Position
$2.1M
+50%
8.5%/yr
Year 10
Capital Value
$2.1M
+48%
Rental Income
+$858K
Total Position
$2.9M
+110%
7.7%/yr
Year 20
Capital Value
$3.0M
+119%
Rental Income
+$2.0M
Total Position
$5.1M
+264%
6.7%/yr
Year 30
Capital Value
$4.5M
+224%
Rental Income
+$3.6M
Total Position
$8.1M
+481%
6.0%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Good
5.4% annual return
Occupancy
Weak
32% average occupancy
Nightly Rate
Strong
$1283 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 $1283 — 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
Occupancy at 32% — 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.
6.9%
$8,684/mo
40% occ.
9.3%
$11,652/mo
32% occ.
7.3%
$9,206/mo
current
42% occ.
9.7%
$12,175/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.