T2 flat in Armação de Pêra, Silves
T2 flat in Armação de Pêra, Silves — image 2T2 flat in Armação de Pêra, Silves — image 3T2 flat in Armação de Pêra, Silves — image 4T2 flat in Armação de Pêra, Silves — image 5
Grade Bapartmentluxury

T2 flat in Armação de Pêra, Silves

Silves · Central Algarve ·

€895,000

Asking Price (EUR)

2.6%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

4.0%

True Gross Yield

47%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% 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: €39,999/yr
Average Daily Rate: €235
Payback Period: 27.8 years
5-yr Capital Value: €1.2M
10-yr Capital Value: €1.4M
Brixfox Score: 60.9 / 100
Comparable Properties: 61
Data Confidence: 95%
Search Radius: 2 km

True Investment Cost

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

€1.0M

+12.9% over asking

Asking price€895,000
IMT — Property transfer tax (investment schedule)€53,700
IS — Stamp duty (0.8%)€7,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€13,425
Total acquisition costs€75,535
Renovation€0 — move-in ready
Furnishing & STR launch (2bd × €8000 base, luxury tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€39,950
All-in investment (incl. renovation & furnishing)€1.0M

Gross yield (asking price)

4.5%

True gross yield (all-in)

4.0%

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: 2
Bathrooms: 3
Building: 135 m²
Style: modern
Condition: new-build
Year Built: 2023
Energy Certificate: B
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

large sliding glass doorsoceanfront balconysleek white kitchen

Score Breakdown

ROI
12.1
Visual Appeal
15
Ownership Security
13
Location
8.4
Land & Space
4.7
Rental Demand
4.67
Payback Speed
0
STR Suitability
3

Description

Luxury 2 Bedroom Sea Front Apartment in Armação de Pêra Stunning Sea View Discover your seaside getaway! This magnificent 2 bedroom apartment is located in Armação de Pêra, in front of the beach, offering a panoramic view of the ocean and direct access to the waterfront. -> Main Features: Living area: 110 m² Covered

Location

📍 37.1021°N, 8.3574°W

· Silves, Algarve, Portugal

View on VAP Real Estate →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
3 Baths
Built Area
135 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 2.9% 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
+6.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$168K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.9%
$2,379/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
13 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
34.1 yr
Rental only

Property details

Year built: 2023
Energy: B
Condition: new-build

Description

Luxury 2 Bedroom Sea Front Apartment in Armação de Pêra Stunning Sea View Discover your seaside getaway! This magnificent 2 bedroom apartment is located in Armação de Pêra, in front of the beach, offering a panoramic view of the ocean and direct access to the waterfront. -> Main Features: Living area: 110 m² Covered

Income Breakdown

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Nightly Rate (ADR)
$341/night
50% ($157)Brixfox estimate($341/night)200% ($628)
Occupancy
47%
10%Brixfox estimate(47%)100%

Short-Term Rental

Yearly income
$28,542
Airbnb data$341/night · 47% occupancy
Rental income
$341/night · 47% occ.
$58,163
Running costs (20%)
Utilities, cleaning, maintenance
-$11,633
Income tax (10%)
Indonesian rental income tax
-$16,286
Property tax
Annual property tax
-$1,702
Net income
2.9% ROI
$28,542

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$972,826
IMT (transfer tax, investment schedule)$58,370
Imposto de Selo (stamp duty)$7,783
Notary & registration$1,359
Legal / due diligence$14,592
Total acquisition costs$82,103
RenovationMove-in ready
Furnishing & STR launch
2bd × $8,696 base + appliances, electronics, outdoor, licence, photography, linens.		$43,424
All-in investment$1,098,353

Gross yield (asking)

6.0%

True gross yield (all-in)

5.3%

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.

$4.8M$3.6M$2.4M$1.2M$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $895K
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 24: rental income alone has repaid the full purchase price.
2x return
Year 12: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$1.1M
+22%
Rental Income
+$139K
Total Position
$1.2M
+37%
6.5%/yr
Year 10
Capital Value
$1.3M
+48%
Rental Income
+$301K
Total Position
$1.6M
+82%
6.2%/yr
Year 20
Capital Value
$2.0M
+119%
Rental Income
+$706K
Total Position
$2.7M
+198%
5.6%/yr
Year 30
Capital Value
$2.9M
+224%
Rental Income
+$1.2M
Total Position
$4.2M
+364%
5.2%/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
2.9% annual return
Occupancy
Average
47% average occupancy
Nightly Rate
Strong
$314 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 $314 — 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
Yield of 2.9% 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.
2.5%
$2,039/mo
40% occ.
3.4%
$2,766/mo
47% occ.
4.0%
$3,251/mo
current
57% occ.
4.9%
$3,978/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.