T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves
T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves — image 2T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves — image 3T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves — image 4T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves

Silves · Central Algarve ·

€275,000

Asking Price (EUR)

2.9%

True Net Yield (Owner, all-in)

2.0%

True Net Yield (Managed, all-in)

4.4%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 11% 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: €14,097/yr
Average Daily Rate: €102
-10.0% vs area baselineImage quality 6/10 (-3%), Portuguese-traditional style (+5%), No pool (-12%)
Payback Period: 23.8 years
5-yr Capital Value: €361,346
10-yr Capital Value: €439,633
Brixfox Score: 56.9 / 100
Comparable Properties: 50
Data Confidence: 94%
Search Radius: 2 km

True Investment Cost

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

€316,832

+15.2% over asking

Asking price€275,000
IMT — Property transfer tax (investment schedule)€10,247
IS — Stamp duty (0.8%)€2,200
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,125
Total acquisition costs€17,822
Renovation (est. €55/m² × 82 m²)
Light touch-ups — paint, fixtures, deep clean.		€4,510
(€2,460–€6,560)
Furnishing & STR launch (1bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€19,500
All-in investment (incl. renovation & furnishing)€316,832

Gross yield (asking price)

5.1%

True gross yield (all-in)

4.4%

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: 82 m²
Style: portuguese-traditional
Condition: good
Year Built: 1976
Energy Certificate: D

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

rooftop terrace with pergola

Score Breakdown

ROI
14.25
Visual Appeal
9.8
Ownership Security
13
Location
8.4
Land & Space
3.64
Rental Demand
3.78
Payback Speed
1
STR Suitability
3

Description

This cozy apartment, located in Armação de Pêra, Silves, offers an excellent opportunity for those looking to live near the sea, in a quiet and central area. With a gross area of 82 m² and a usable area of 48 m², the property was originally built in 1976 and is in a well-maintained building, with a total renovation thi

Location

📍 37.1044°N, 8.3545°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T1 flat in Rua Doutor Manuel Arriaga, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.5% net return annually.

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The Investment

Brixfox Score57
GradeB
Brixfox Intelligence
57BStrong
Score Breakdown
ROI & Yield63%
Capital Growth60%
Risk Profile59%
Market Demand57%

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
+7.2%
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
3.5%
$861/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
28.9 yr
Rental only

Property details

Year built: 1976
Energy: D
Condition: good

Description

This cozy apartment, located in Armação de Pêra, Silves, offers an excellent opportunity for those looking to live near the sea, in a quiet and central area. With a gross area of 82 m² and a usable area of 48 m², the property was originally built in 1976 and is in a well-maintained building, with a total renovation thi

Income Breakdown

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Nightly Rate (ADR)
$151/night
50% ($70)Brixfox estimate($151/night)200% ($278)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$10,330
Airbnb data$151/night · 38% occupancy
Rental income
$151/night · 38% occ.
$20,872
Running costs (20%)
Utilities, cleaning, maintenance
-$4,174
Income tax (10%)
Indonesian rental income tax
-$5,844
Property tax
Annual property tax
-$523
Net income
3.5% ROI
$10,330

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$298,913
IMT (transfer tax, investment schedule)$11,138
Imposto de Selo (stamp duty)$2,391
Notary & registration$1,359
Legal / due diligence$4,484
Total acquisition costs$19,372
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$4,902
($2,674–$7,130)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$344,383

Gross yield (asking)

7.0%

True gross yield (all-in)

6.1%

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.

$1.5M$1.2M$773K$386K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $275K
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 22: 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
$335K
+22%
Rental Income
+$50K
Total Position
$385K
+40%
7.0%/yr
Year 10
Capital Value
$407K
+48%
Rental Income
+$109K
Total Position
$516K
+88%
6.5%/yr
Year 20
Capital Value
$603K
+119%
Rental Income
+$255K
Total Position
$858K
+212%
5.9%/yr
Year 30
Capital Value
$892K
+224%
Rental Income
+$452K
Total Position
$1.3M
+389%
5.4%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Average
3.5% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Good
$139 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 3.5% 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.
3.7%
$922/mo
40% occ.
5.0%
$1,243/mo
38% occ.
4.7%
$1,174/mo
current
48% occ.
6.0%
$1,495/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.