T2 flat in Rua Dom João II, Armação de Pêra, Silves
T2 flat in Rua Dom João II, Armação de Pêra, Silves — image 2T2 flat in Rua Dom João II, Armação de Pêra, Silves — image 3T2 flat in Rua Dom João II, Armação de Pêra, Silves — image 4T2 flat in Rua Dom João II, Armação de Pêra, Silves — image 5
Grade Bapartmentbudget

T2 flat in Rua Dom João II, Armação de Pêra, Silves

Silves · Central Algarve ·

€277,500

Asking Price (EUR)

3.8%

True Net Yield (Owner, all-in)

2.7%

True Net Yield (Managed, all-in)

5.9%

True Gross Yield

45%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.2 months ago and is currently at 10% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.73, occupancy cap 66%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €20,033/yr
Average Daily Rate: €121
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 16.8 years
5-yr Capital Value: €364,631
10-yr Capital Value: €443,629
Brixfox Score: 62.2 / 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.

€339,355

+22.3% over asking

Asking price€277,500
IMT — Property transfer tax (investment schedule)€10,422
IS — Stamp duty (0.8%)€2,220
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,163
Total acquisition costs€18,055
Renovation (est. €350/m² × 77 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€26,950
(€19,250–€34,650)
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)€339,355

Gross yield (asking price)

7.2%

True gross yield (all-in)

5.9%

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: 2
Bathrooms: 1
Building: 77 m²
Style: dated
Condition: fair
Year Built: 1993
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
16.93
Visual Appeal
10.8
Ownership Security
13
Location
8.4
Land & Space
3.54
Rental Demand
4.52
Payback Speed
2
STR Suitability
3

Description

Not available for mediation or sharing with real estate agencies - We require 10%-15% of the advertised value as a deposit. ***MAGNIFICENT APARTMENT NEXT TO THE FAMOUS ARMAÇÃO DE PÊRA BEACH WITH SEA VIEW! *** Apartment in need of some improvements located in the Edifício Chave de Ouro - Panasqueira, Armação de

Location

📍 37.1029°N, 8.3632°W

· Silves, Algarve, Portugal

View on INFINICASAS,Investimentos Imobiliários, Lda →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua Dom João II, 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 5.0% net return annually.

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The Investment

Brixfox Score62
GradeB
Brixfox Intelligence
62BStrong
Score Breakdown
ROI & Yield68%
Capital Growth65%
Risk Profile64%
Market Demand62%

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
+8.7%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$52K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$1,246/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
11 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
20.2 yr
Rental only

Property details

Year built: 1993
Energy: C
Condition: fair

Description

Not available for mediation or sharing with real estate agencies - We require 10%-15% of the advertised value as a deposit. ***MAGNIFICENT APARTMENT NEXT TO THE FAMOUS ARMAÇÃO DE PÊRA BEACH WITH SEA VIEW! *** Apartment in need of some improvements located in the Edifício Chave de Ouro - Panasqueira, Armação de

Income Breakdown

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Nightly Rate (ADR)
$181/night
50% ($83)Brixfox estimate($181/night)200% ($332)
Occupancy
45%
10%Brixfox estimate(45%)100%

Short-Term Rental

Yearly income
$14,958
Airbnb data$181/night · 45% occupancy
Rental income
$181/night · 45% occ.
$29,780
Running costs (20%)
Utilities, cleaning, maintenance
-$5,956
Income tax (10%)
Indonesian rental income tax
-$8,339
Property tax
Annual property tax
-$528
Net income
5.0% ROI
$14,958

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$301,630
IMT (transfer tax, investment schedule)$11,328
Imposto de Selo (stamp duty)$2,413
Notary & registration$1,359
Legal / due diligence$4,525
Total acquisition costs$19,625
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$29,293
($20,924–$37,663)
Furnishing & STR launch
2bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$18,315
All-in investment$368,864

Gross yield (asking)

9.9%

True gross yield (all-in)

8.1%

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.

$1.8M$1.3M$894K$447K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $278K
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 17: rental income alone has repaid the full purchase price.
2x return
Year 10: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$338K
+22%
Rental Income
+$73K
Total Position
$411K
+48%
8.2%/yr
Year 10
Capital Value
$411K
+48%
Rental Income
+$158K
Total Position
$569K
+105%
7.4%/yr
Year 20
Capital Value
$608K
+119%
Rental Income
+$370K
Total Position
$978K
+252%
6.5%/yr
Year 30
Capital Value
$900K
+224%
Rental Income
+$655K
Total Position
$1.6M
+460%
5.9%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
5.0% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Good
$166 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 5.0% 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.
4.4%
$1,109/mo
40% occ.
5.9%
$1,494/mo
45% occ.
6.7%
$1,693/mo
current
55% occ.
8.3%
$2,078/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.