Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra
Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 2Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 3Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 4Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra — image 5
Grade Bvillabudget

Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra

Silves · Central Algarve ·

€380,000

Asking Price (EUR)

2.7%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.1%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2.1 months ago and is currently at 17% 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: €29,652/yr
Average Daily Rate: €178
-51.0% vs area baselineImage quality 3/10 (-12%), Dated style (-15%), No pool (-12%), Budget finish (-12%)
Payback Period: 16.0 years
5-yr Capital Value: €499,314
10-yr Capital Value: €607,492
Brixfox Score: 56.5 / 100
Comparable Properties: 8
Data Confidence: 77%
Search Radius: 2 km

True Investment Cost

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

€722,920

+90.2% over asking

Asking price€380,000
IMT — Property transfer tax (investment schedule)€18,230
IS — Stamp duty (0.8%)€3,040
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,700
Total acquisition costs€28,220
Renovation (est. €900/m² × 325 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€292,500
(€227,500–€357,500)
Furnishing & STR launch (3bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,200
All-in investment (incl. renovation & furnishing)€722,920

Gross yield (asking price)

7.8%

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: 3
Bathrooms: 1
Building: 325 m²
Land: 225 m²
Style: dated
Condition: needs-renovation
Year Built: 2024
Energy Certificate: E

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
17.39
Visual Appeal
3.6
Ownership Security
13
Location
8.4
Land & Space
4.52
Rental Demand
4.57
Payback Speed
2
STR Suitability
3

Description

Located in the heart of Armação de Pêra, this property offers an exceptional opportunity for renovation or construction of a multi-family development, with potential for four floors above ground level and one floor below. Key Features: Privileged Location: A few minutes' walk from the beach and close to main services,

Location

📍 37.1000°N, 8.3580°W

· Silves, Algarve, Portugal

View on Century21 Realty Art →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua Doutor Manuel Arriaga, 161, Armação de Pêra

Inventory
3 Beds
Bathrooms
1 Baths
Built Area
325 m²
Land Plot
225 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.2% 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
+9.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$71K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.2%
$1,796/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
19.2 yr
Rental only

Property details

Year built: 2024
Energy: E
Condition: needs-renovation

Description

Located in the heart of Armação de Pêra, this property offers an exceptional opportunity for renovation or construction of a multi-family development, with potential for four floors above ground level and one floor below. Key Features: Privileged Location: A few minutes' walk from the beach and close to main services,

Income Breakdown

Adjust Forecast

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Nightly Rate (ADR)
$257/night
50% ($118)Brixfox estimate($257/night)200% ($472)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$21,556
Airbnb data$257/night · 46% occupancy
Rental income
$257/night · 46% occ.
$42,843
Running costs (20%)
Utilities, cleaning, maintenance
-$8,569
Income tax (10%)
Indonesian rental income tax
-$11,996
Property tax
Annual property tax
-$723
Net income
5.2% ROI
$21,556

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$413,043
IMT (transfer tax, investment schedule)$19,815
Imposto de Selo (stamp duty)$3,304
Notary & registration$1,359
Legal / due diligence$6,196
Total acquisition costs$30,674
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$317,935
($247,283–$388,587)
Furnishing & STR launch
3bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$21,957
All-in investment$783,609

Gross yield (asking)

10.4%

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.

$2.5M$1.9M$1.3M$626K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $380K
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 16: 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
$462K
+22%
Rental Income
+$105K
Total Position
$568K
+49%
8.4%/yr
Year 10
Capital Value
$562K
+48%
Rental Income
+$227K
Total Position
$790K
+108%
7.6%/yr
Year 20
Capital Value
$833K
+119%
Rental Income
+$533K
Total Position
$1.4M
+259%
6.6%/yr
Year 30
Capital Value
$1.2M
+224%
Rental Income
+$943K
Total Position
$2.2M
+473%
6.0%/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
Good
5.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$236 per night
Visual Appeal
Weak
2/10 instagrammability
Size & Space
Average
225 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $236 — 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 46% — 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.
4.6%
$1,580/mo
40% occ.
6.2%
$2,126/mo
46% occ.
7.1%
$2,439/mo
current
56% occ.
8.7%
$2,986/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.