T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves
T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves — image 2T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves — image 3T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves — image 4T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves

Silves · Central Algarve ·

€320,000

Asking Price (EUR)

2.8%

True Net Yield (Owner, all-in)

1.9%

True Net Yield (Managed, all-in)

4.3%

True Gross Yield

39%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.3 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: €15,845/yr
Average Daily Rate: €112
Payback Period: 24.6 years
5-yr Capital Value: €420,475
10-yr Capital Value: €511,572
Brixfox Score: 57.2 / 100
Comparable Properties: 61
Data Confidence: 93%
Search Radius: 2 km

True Investment Cost

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

€366,545

+14.5% over asking

Asking price€320,000
IMT — Property transfer tax (investment schedule)€13,430
IS — Stamp duty (0.8%)€2,560
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,800
Total acquisition costs€22,040
Renovation (est. €55/m² × 91 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,005
(€2,730–€7,280)
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)€366,545

Gross yield (asking price)

5.0%

True gross yield (all-in)

4.3%

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: 1
Bathrooms: 1
Building: 91 m²
Style: contemporary
Condition: good
Year Built: 2008
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

balcony with built-in BBQopen-plan living/kitchen area

Score Breakdown

ROI
14.05
Visual Appeal
10
Ownership Security
13
Location
8.4
Land & Space
3.82
Rental Demand
3.88
Payback Speed
1
STR Suitability
3

Description

Come and discover this charming apartment, close to the beach and with all the comforts to provide you with a very pleasant holiday, just a few meters from the beach. It has a large living room, two bedrooms, a bathroom and a large balcony with a barbecue where you can enjoy relaxing moments in the company of family an

Location

📍 37.1053°N, 8.3702°W

· Silves, Algarve, Portugal

View on CENTURY21 New Vibe →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat in Rua do Vale do Olival, 3, Armação de Pêra, Silves

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

Grade B investment — short-term rental yields 3.3% net return annually.

Go to Source via Idealista.pt

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
+7.1%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$60K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
3.3%
$969/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
29.9 yr
Rental only

Property details

Year built: 2008
Energy: C
Condition: good

Description

Come and discover this charming apartment, close to the beach and with all the comforts to provide you with a very pleasant holiday, just a few meters from the beach. It has a large living room, two bedrooms, a bathroom and a large balcony with a barbecue where you can enjoy relaxing moments in the company of family an

Income Breakdown

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Nightly Rate (ADR)
$166/night
50% ($76)Brixfox estimate($166/night)200% ($306)
Occupancy
39%
10%Brixfox estimate(39%)100%

Short-Term Rental

Yearly income
$11,629
Airbnb data$166/night · 39% occupancy
Rental income
$166/night · 39% occ.
$23,535
Running costs (20%)
Utilities, cleaning, maintenance
-$4,707
Income tax (10%)
Indonesian rental income tax
-$6,590
Property tax
Annual property tax
-$609
Net income
3.3% ROI
$11,629

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$347,826
IMT (transfer tax, investment schedule)$14,598
Imposto de Selo (stamp duty)$2,783
Notary & registration$1,359
Legal / due diligence$5,217
Total acquisition costs$23,957
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$5,440
($2,967–$7,913)
Furnishing & STR launch
1bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$21,196
All-in investment$398,418

Gross yield (asking)

6.8%

True gross yield (all-in)

5.9%

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$889K$445K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $320K
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
$389K
+22%
Rental Income
+$57K
Total Position
$446K
+39%
6.9%/yr
Year 10
Capital Value
$474K
+48%
Rental Income
+$123K
Total Position
$596K
+86%
6.4%/yr
Year 20
Capital Value
$701K
+119%
Rental Income
+$287K
Total Position
$989K
+209%
5.8%/yr
Year 30
Capital Value
$1.0M
+224%
Rental Income
+$509K
Total Position
$1.5M
+383%
5.4%/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
3.3% annual return
Occupancy
Weak
39% average occupancy
Nightly Rate
Good
$153 per night
Visual Appeal
Good
6/10 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 3.3% 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.
3.5%
$1,010/mo
40% occ.
4.7%
$1,364/mo
39% occ.
4.6%
$1,322/mo
current
49% occ.
5.8%
$1,676/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.