House in Armação de Pêra, Silves
House in Armação de Pêra, Silves — image 2House in Armação de Pêra, Silves — image 3House in Armação de Pêra, Silves — image 4House in Armação de Pêra, Silves — image 5
Grade Bvillamid-range

House in Armação de Pêra, Silves

Silves · Central Algarve ·

€519,000

Asking Price (EUR)

3.2%

True Net Yield (Owner, all-in)

2.2%

True Net Yield (Managed, all-in)

4.9%

True Gross Yield

37%

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: €29,714/yr
Average Daily Rate: €222
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 21.5 years
5-yr Capital Value: €681,958
10-yr Capital Value: €829,707
Brixfox Score: 56.3 / 100
Comparable Properties: 18
Data Confidence: 82%
Search Radius: 2 km

True Investment Cost

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

€609,027

+17.3% over asking

Asking price€519,000
IMT — Property transfer tax (investment schedule)€29,350
IS — Stamp duty (0.8%)€4,152
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€7,785
Total acquisition costs€42,537
Renovation (est. €55/m² × 278 m²)
Light touch-ups — paint, fixtures, deep clean.		€15,290
(€8,340–€22,240)
Furnishing & STR launch (3bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€32,200
All-in investment (incl. renovation & furnishing)€609,027

Gross yield (asking price)

5.7%

True gross yield (all-in)

4.9%

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: 3
Bathrooms: 2
Building: 278 m²
Land: 150 m²
Style: portuguese-traditional
Condition: good
Year Built: 2005
Energy Certificate: C

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese architectureterraced outdoor spaces

Score Breakdown

ROI
14.93
Visual Appeal
9.2
Ownership Security
13
Location
8.4
Land & Space
3.12
Rental Demand
3.67
Payback Speed
1
STR Suitability
3

Description

This house is located in the peaceful Montes Mourinhos residential area in Armação de Pêra, just 5 minutes from the town centre and the beach. Set in a quiet residential neighborhood, it offers both comfort and privacy. The property is in excellent condition and is distributed over two floors: Ground floor: entrance

Location

📍 37.1165°N, 8.3696°W

· Silves, Algarve, Portugal

View on Idealista.pt
Idealista.pt
Silves / Central Algarve

House in Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.8% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score56
GradeB
Brixfox Intelligence
56BStrong
Score Breakdown
ROI & Yield62%
Capital Growth59%
Risk Profile58%
Market Demand56%

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.

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Average annual ROI over 5 years, combining both rental income and property value growth.
Total
+7.6%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$97K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.8%
$1,804/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
26.1 yr
Rental only

Property details

Year built: 2005
Energy: C
Condition: good

Description

This house is located in the peaceful Montes Mourinhos residential area in Armação de Pêra, just 5 minutes from the town centre and the beach. Set in a quiet residential neighborhood, it offers both comfort and privacy. The property is in excellent condition and is distributed over two floors: Ground floor: entrance

Income Breakdown

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Nightly Rate (ADR)
$325/night
50% ($149)Brixfox estimate($325/night)200% ($597)
Occupancy
37%
10%Brixfox estimate(37%)100%

Short-Term Rental

Yearly income
$21,650
Airbnb data$325/night · 37% occupancy
Rental income
$325/night · 37% occ.
$43,534
Running costs (20%)
Utilities, cleaning, maintenance
-$8,707
Income tax (10%)
Indonesian rental income tax
-$12,189
Property tax
Annual property tax
-$987
Net income
3.8% ROI
$21,650

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$564,130
IMT (transfer tax, investment schedule)$31,902
Imposto de Selo (stamp duty)$4,513
Notary & registration$1,359
Legal / due diligence$8,462
Total acquisition costs$46,236
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$16,620
($9,065–$24,174)
Furnishing & STR launch
3bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$32,826
All-in investment$659,812

Gross yield (asking)

7.7%

True gross yield (all-in)

6.6%

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.

$3.0M$2.3M$1.5M$756K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $519K
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 20: 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
$631K
+22%
Rental Income
+$106K
Total Position
$737K
+42%
7.3%/yr
Year 10
Capital Value
$768K
+48%
Rental Income
+$228K
Total Position
$997K
+92%
6.7%/yr
Year 20
Capital Value
$1.1M
+119%
Rental Income
+$535K
Total Position
$1.7M
+222%
6.0%/yr
Year 30
Capital Value
$1.7M
+224%
Rental Income
+$948K
Total Position
$2.6M
+407%
5.6%/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
Average
3.8% annual return
Occupancy
Weak
37% average occupancy
Nightly Rate
Strong
$299 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
150 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $299 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.8% 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.
4.2%
$1,992/mo
40% occ.
5.7%
$2,683/mo
37% occ.
5.2%
$2,457/mo
current
47% occ.
6.7%
$3,149/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.