Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves
Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves — image 2Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves — image 3Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves — image 4Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves — image 5
Grade Bvillaluxury

Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves

Silves · Central Algarve ·

€2.1M

Asking Price (EUR)

1.4%

True Net Yield (Owner, all-in)

1.0%

True Net Yield (Managed, all-in)

2.2%

True Gross Yield

30%

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: €51,087/yr
Average Daily Rate: €473
Payback Period: 50.7 years
5-yr Capital Value: €2.8M
10-yr Capital Value: €3.4M
Brixfox Score: 57.9 / 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.

€2.4M

+12.8% over asking

Asking price€2.1M
IMT — Property transfer tax (investment schedule)€157,500
IS — Stamp duty (0.8%)€16,800
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€31,500
Total acquisition costs€207,050
Renovation€0 — move-in ready
Furnishing & STR launch (4bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€62,150
All-in investment (incl. renovation & furnishing)€2.4M

Gross yield (asking price)

2.4%

True gross yield (all-in)

2.2%

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: 4
Building: 321 m²
Land: 651 m²
Style: modern
Condition: new-build
Year Built: 2026
Energy Certificate: A
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

floor-to-ceiling windowsintegrated wall unit with TV and shelvingmarble accentsopen-plan living/dining/kitchenkitchen island with breakfast barglass railings on rooftop/balcony

Score Breakdown

ROI
9.82
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
10.7
Rental Demand
2.96
Payback Speed
0
STR Suitability
3

Description

Villa – Vale do Olival, Armação de Pêra Just a short walk from the beach (approx. 500 meters) and boasting a stunning sea view, this detached villa combines contemporary architecture, premium finishes, and a prime location in the Algarve. With around 403 m² spread across three floors plus a rooftop, Olival8 was design

Location

📍 37.1054°N, 8.3709°W

· Silves, Algarve, Portugal

View on ERA Armação de Pera_Silves →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

Detached house in Rua do Vale do Olival, Nn, Armação de Pêra, Silves

Inventory
4 Beds
Bathrooms
4 Baths
Built Area
321 m²
Land Plot
651 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 1.5% 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
+5.3%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$394K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
1.5%
$2,906/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
16 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
65.5 yr
Rental only

Property details

Year built: 2026
Energy: A
Condition: new-build

Description

Villa – Vale do Olival, Armação de Pêra Just a short walk from the beach (approx. 500 meters) and boasting a stunning sea view, this detached villa combines contemporary architecture, premium finishes, and a prime location in the Algarve. With around 403 m² spread across three floors plus a rooftop, Olival8 was design

Income Breakdown

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Nightly Rate (ADR)
$693/night
50% ($319)Brixfox estimate($693/night)200% ($1275)
Occupancy
30%
10%Brixfox estimate(30%)100%

Short-Term Rental

Yearly income
$34,875
Airbnb data$693/night · 30% occupancy
Rental income
$693/night · 30% occ.
$74,749
Running costs (20%)
Utilities, cleaning, maintenance
-$14,950
Income tax (10%)
Indonesian rental income tax
-$20,930
Property tax
Annual property tax
-$3,995
Net income
1.5% ROI
$34,875

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$2,282,609
IMT (transfer tax, investment schedule)$171,196
Imposto de Selo (stamp duty)$18,261
Notary & registration$1,359
Legal / due diligence$34,239
Total acquisition costs$225,054
RenovationMove-in ready
Furnishing & STR launch
4bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$65,380
All-in investment$2,573,043

Gross yield (asking)

3.3%

True gross yield (all-in)

2.9%

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.

$9.6M$7.2M$4.8M$2.4M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $2.1M
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.
2x return
Year 15: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$2.6M
+22%
Rental Income
+$170K
Total Position
$2.7M
+30%
5.4%/yr
Year 10
Capital Value
$3.1M
+48%
Rental Income
+$368K
Total Position
$3.5M
+66%
5.2%/yr
Year 20
Capital Value
$4.6M
+119%
Rental Income
+$862K
Total Position
$5.5M
+160%
4.9%/yr
Year 30
Capital Value
$6.8M
+224%
Rental Income
+$1.5M
Total Position
$8.3M
+297%
4.7%/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
Weak
1.5% annual return
Occupancy
Weak
30% average occupancy
Nightly Rate
Strong
$637 per night
Visual Appeal
Strong
9/10 instagrammability
Size & Space
Strong
651 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $637 — positioned in the top tier
Stunning visuals with 9/10 instagrammability — commands premium nightly rates
Generous 651 m² land — room for expansion or amenities

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.5% is below 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.
2.2%
$4,092/mo
current
40% occ.
2.9%
$5,568/mo
30% occ.
2.1%
$4,028/mo
current
40% occ.
2.9%
$5,503/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.