T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves
T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves — image 2T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves — image 3T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves — image 4T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves — image 5
Grade C+apartmentmid-range

T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves

Silves · Central Algarve ·

€325,000

Asking Price (EUR)

2.5%

True Net Yield (Owner, all-in)

1.8%

True Net Yield (Managed, all-in)

3.9%

True Gross Yield

38%

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: €14,614/yr
Average Daily Rate: €105
Payback Period: 27.6 years
5-yr Capital Value: €427,045
10-yr Capital Value: €519,566
Brixfox Score: 54.1 / 100
Comparable Properties: 52
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.

€375,000

+15.4% over asking

Asking price€325,000
IMT — Property transfer tax (investment schedule)€13,830
IS — Stamp duty (0.8%)€2,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,875
Total acquisition costs€22,555
Renovation (est. €55/m² × 99 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,445
(€2,970–€7,920)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€22,000
All-in investment (incl. renovation & furnishing)€375,000

Gross yield (asking price)

4.5%

True gross yield (all-in)

3.9%

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: 1
Bathrooms: 1
Building: 99 m²
Style: dated
Condition: good
Year Built: 2008
Energy Certificate: B-
Private Pool
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

communal pool

Score Breakdown

ROI
12.13
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
3.98
Rental Demand
3.81
Payback Speed
0
STR Suitability
3

Description

Armação de Pêra T1 Semi-New with Pool and Garage Semi-new 1-bedroom apartment with very generous areas, located in a pleasant condominium with swimming pool, playground, garage and storage room, in the center of Armação de Pêra, near Caixa Geral de Depósitos and 450 meters from the beach. Comprising: Huge hall with b

Location

📍 37.1072°N, 8.3644°W

· Silves, Algarve, Portugal

View on Algarspot, Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Avenida General Humberto Delgado, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 3.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score54
GradeC+
Brixfox Intelligence
54C+Moderate
Score Breakdown
ROI & Yield59%
Capital Growth57%
Risk Profile56%
Market Demand54%

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%
+$61K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.0%
$869/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
33.9 yr
Rental only

Property details

Year built: 2008
Energy: B-
Condition: good

Description

Armação de Pêra T1 Semi-New with Pool and Garage Semi-new 1-bedroom apartment with very generous areas, located in a pleasant condominium with swimming pool, playground, garage and storage room, in the center of Armação de Pêra, near Caixa Geral de Depósitos and 450 meters from the beach. Comprising: Huge hall with b

Income Breakdown

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Nightly Rate (ADR)
$153/night
50% ($70)Brixfox estimate($153/night)200% ($281)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$10,431
Airbnb data$153/night · 38% occupancy
Rental income
$153/night · 38% occ.
$21,248
Running costs (20%)
Utilities, cleaning, maintenance
-$4,250
Income tax (10%)
Indonesian rental income tax
-$5,949
Property tax
Annual property tax
-$618
Net income
3.0% ROI
$10,431

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$353,261
IMT (transfer tax, investment schedule)$15,033
Imposto de Selo (stamp duty)$2,826
Notary & registration$1,359
Legal / due diligence$5,299
Total acquisition costs$24,516
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,918
($3,228–$8,609)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$23,913
All-in investment$407,609

Gross yield (asking)

6.0%

True gross yield (all-in)

5.2%

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.

$1.7M$1.3M$869K$434K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $325K
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
$395K
+22%
Rental Income
+$51K
Total Position
$446K
+37%
6.6%/yr
Year 10
Capital Value
$481K
+48%
Rental Income
+$110K
Total Position
$591K
+82%
6.2%/yr
Year 20
Capital Value
$712K
+119%
Rental Income
+$258K
Total Position
$970K
+198%
5.6%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$457K
Total Position
$1.5M
+365%
5.3%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
3.0% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$140 per night
Visual Appeal
Average
5/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 3.0% 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.
3.1%
$923/mo
40% occ.
4.2%
$1,248/mo
38% occ.
4.0%
$1,188/mo
current
48% occ.
5.1%
$1,513/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.