T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves
T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves — image 2T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves — image 3T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves — image 4T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves — image 5
Grade B+apartmentbudget

T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves

Silves · Central Algarve ·

€289,000

Asking Price (EUR)

6.0%

True Net Yield (Owner, all-in)

4.2%

True Net Yield (Managed, all-in)

9.3%

True Gross Yield

46%

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: €30,454/yr
Average Daily Rate: €182
Payback Period: 11.7 years
5-yr Capital Value: €379,742
10-yr Capital Value: €462,014
Brixfox Score: 67.4 / 100
Comparable Properties: 64
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.

€329,209

+13.9% over asking

Asking price€289,000
IMT — Property transfer tax (investment schedule)€11,227
IS — Stamp duty (0.8%)€2,312
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,335
Total acquisition costs€19,124
Renovation (est. €55/m² × 77 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,235
(€2,310–€6,160)
Furnishing & STR launch (2bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€16,850
All-in investment (incl. renovation & furnishing)€329,209

Gross yield (asking price)

10.5%

True gross yield (all-in)

9.3%

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: 2
Bathrooms: 1
Building: 77 m²
Style: portuguese-traditional
Condition: good
Year Built: 1994
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

traditional portuguese tilesopen-plan living and kitchen area

Score Breakdown

ROI
20.92
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.54
Rental Demand
4.59
Payback Speed
4
STR Suitability
3

Description

Discover your new home in paradise! This incredible two-bedroom apartment is located just 150 meters from the golden sand of Armação de Pêra beach, offering a unique experience of living next to the sea.   With a prime location, park your car in the garage and stroll through the history of the village. Close to restau

Location

📍 37.1022°N, 8.3621°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T2 flat in Rua Coronel Santos Gomes, Armação de Pêra, Silves

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

Grade B+ investment — short-term rental yields 7.2% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score67
GradeB+
Brixfox Intelligence
67B+Strong
Score Breakdown
ROI & Yield74%
Capital Growth70%
Risk Profile69%
Market Demand67%

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
+11.0%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$54K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
7.2%
$1,884/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
9 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
13.9 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

Discover your new home in paradise! This incredible two-bedroom apartment is located just 150 meters from the golden sand of Armação de Pêra beach, offering a unique experience of living next to the sea.   With a prime location, park your car in the garage and stroll through the history of the village. Close to restau

Income Breakdown

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Nightly Rate (ADR)
$266/night
50% ($122)Brixfox estimate($266/night)200% ($490)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$22,613
Airbnb data$266/night · 46% occupancy
Rental income
$266/night · 46% occ.
$44,545
Running costs (20%)
Utilities, cleaning, maintenance
-$8,909
Income tax (10%)
Indonesian rental income tax
-$12,472
Property tax
Annual property tax
-$550
Net income
7.2% ROI
$22,613

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$314,130
IMT (transfer tax, investment schedule)$12,203
Imposto de Selo (stamp duty)$2,513
Notary & registration$1,359
Legal / due diligence$4,712
Total acquisition costs$20,787
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,603
($2,511–$6,696)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$357,836

Gross yield (asking)

14.2%

True gross yield (all-in)

12.4%

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.

$2.2M$1.7M$1.1M$554K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $289K
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 12: rental income alone has repaid the full purchase price.
2x return
Year 8: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$352K
+22%
Rental Income
+$110K
Total Position
$462K
+60%
9.8%/yr
Year 10
Capital Value
$428K
+48%
Rental Income
+$238K
Total Position
$666K
+131%
8.7%/yr
Year 20
Capital Value
$633K
+119%
Rental Income
+$559K
Total Position
$1.2M
+313%
7.3%/yr
Year 30
Capital Value
$937K
+224%
Rental Income
+$990K
Total Position
$1.9M
+567%
6.5%/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
7.2% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$245 per night
Visual Appeal
Average
4/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $245 — 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.
6.3%
$1,654/mo
40% occ.
8.5%
$2,220/mo
46% occ.
9.8%
$2,553/mo
current
56% occ.
11.9%
$3,119/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.