Quinta, Urbanização F. Serrão, Armação de Pêra, Silves
Quinta, Urbanização F. Serrão, Armação de Pêra, Silves — image 2Quinta, Urbanização F. Serrão, Armação de Pêra, Silves — image 3Quinta, Urbanização F. Serrão, Armação de Pêra, Silves — image 4Quinta, Urbanização F. Serrão, Armação de Pêra, Silves — image 5
Grade Bapartmentbudget

Quinta, Urbanização F. Serrão, Armação de Pêra, Silves

Silves · Central Algarve ·

€720,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

31%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 2 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: €39,836/yr
Average Daily Rate: €357
Payback Period: 22.5 years
5-yr Capital Value: €946,069
10-yr Capital Value: €1.2M
Brixfox Score: 61.1 / 100
Comparable Properties: 5
Data Confidence: 73%
Search Radius: 2 km

True Investment Cost

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

€934,860

+29.8% over asking

Asking price€720,000
IMT — Property transfer tax (investment schedule)€43,200
IS — Stamp duty (0.8%)€5,760
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€10,800
Total acquisition costs€61,010
Renovation (est. €900/m² × 142 m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		€127,800
(€99,400–€156,200)
Furnishing & STR launch (4bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€26,050
All-in investment (incl. renovation & furnishing)€934,860

Gross yield (asking price)

5.5%

True gross yield (all-in)

4.3%

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: 4
Bathrooms: 2
Building: 142 m²
Land: 61710 m²
Style: dated
Condition: needs-renovation
Year Built: 1970
Energy Certificate: D
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
14.61
Visual Appeal
6
Ownership Security
13
Location
8.4
Land & Space
12
Rental Demand
3.06
Payback Speed
1
STR Suitability
3

Description

Discover this homestead cottage in the heart of Armação de Pêra, Silves, offering a perfect blend of comfort and stunning panoramic sea views. Priced at €720,000, this property boasts 60000m² of living space, making it an ideal retreat for those seeking tranquility and natural beauty. Next to the house there is also a

Location

📍 37.1111°N, 8.3623°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

Quinta, Urbanização F. Serrão, Armação de Pêra, Silves

Inventory
4 Beds
Bathrooms
2 Baths
Built Area
142 m²
Land Plot
61710 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 Score61
GradeB
Brixfox Intelligence
61BStrong
Score Breakdown
ROI & Yield67%
Capital Growth64%
Risk Profile63%
Market Demand61%

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%
+$135K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.7%
$2,386/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
27.3 yr
Rental only

Property details

Year built: 1970
Energy: D
Condition: needs-renovation

Description

Discover this homestead cottage in the heart of Armação de Pêra, Silves, offering a perfect blend of comfort and stunning panoramic sea views. Priced at €720,000, this property boasts 60000m² of living space, making it an ideal retreat for those seeking tranquility and natural beauty. Next to the house there is also a

Income Breakdown

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Nightly Rate (ADR)
$517/night
50% ($238)Brixfox estimate($517/night)200% ($952)
Occupancy
31%
10%Brixfox estimate(31%)100%

Short-Term Rental

Yearly income
$28,629
Airbnb data$517/night · 31% occupancy
Rental income
$517/night · 31% occ.
$57,689
Running costs (20%)
Utilities, cleaning, maintenance
-$11,538
Income tax (10%)
Indonesian rental income tax
-$16,153
Property tax
Annual property tax
-$1,370
Net income
3.7% ROI
$28,629

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$782,609
IMT (transfer tax, investment schedule)$46,957
Imposto de Selo (stamp duty)$6,261
Notary & registration$1,359
Legal / due diligence$11,739
Total acquisition costs$66,315
Renovation (~$978/m²)
Substantial renovation — full bathrooms + kitchen, rewiring, plumbing, finishes.		$138,913
($108,043–$169,783)
Furnishing & STR launch
4bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$28,315
All-in investment$1,016,152

Gross yield (asking)

7.4%

True gross yield (all-in)

5.7%

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.

$4.1M$3.1M$2.1M$1.0M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $720K
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
$876K
+22%
Rental Income
+$140K
Total Position
$1.0M
+41%
7.1%/yr
Year 10
Capital Value
$1.1M
+48%
Rental Income
+$302K
Total Position
$1.4M
+90%
6.6%/yr
Year 20
Capital Value
$1.6M
+119%
Rental Income
+$708K
Total Position
$2.3M
+217%
5.9%/yr
Year 30
Capital Value
$2.3M
+224%
Rental Income
+$1.3M
Total Position
$3.6M
+398%
5.5%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.7% annual return
Occupancy
Weak
31% average occupancy
Nightly Rate
Strong
$476 per night
Visual Appeal
Weak
3/10 instagrammability
Size & Space
Strong
61710 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $476 — positioned in the top tier
Generous 61710 m² land — room for expansion or amenities
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.
4.9%
$3,190/mo
current
40% occ.
6.6%
$4,292/mo
31% occ.
5.0%
$3,251/mo
current
41% occ.
6.7%
$4,353/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.