T1 flat, Av. Beira Mar, Armação de Pêra, Silves
T1 flat, Av. Beira Mar, Armação de Pêra, Silves — image 2T1 flat, Av. Beira Mar, Armação de Pêra, Silves — image 3T1 flat, Av. Beira Mar, Armação de Pêra, Silves — image 4T1 flat, Av. Beira Mar, Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T1 flat, Av. Beira Mar, Armação de Pêra, Silves

Silves · Central Algarve ·

€340,000

Asking Price (EUR)

1.9%

True Net Yield (Owner, all-in)

1.3%

True Net Yield (Managed, all-in)

2.8%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.8 months ago and is currently at 15% 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: €10,797/yr
Average Daily Rate: €77
-32.0% vs area baselineImage quality 6/10 (-3%), Dated style (-15%), No pool (-12%), Has view (+10%), Budget finish (-12%)
Payback Period: 38.9 years
5-yr Capital Value: €446,755
10-yr Capital Value: €543,546
Brixfox Score: 50.5 / 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.

€379,855

+11.7% over asking

Asking price€340,000
IMT — Property transfer tax (investment schedule)€15,030
IS — Stamp duty (0.8%)€2,720
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€5,100
Total acquisition costs€24,100
Renovation (est. €55/m² × 41 m²)
Light touch-ups — paint, fixtures, deep clean.		€2,255
(€1,230–€3,280)
Furnishing & STR launch (1bd × €2500 base, budget tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€13,500
All-in investment (incl. renovation & furnishing)€379,855

Gross yield (asking price)

3.2%

True gross yield (all-in)

2.8%

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: 41 m²
Style: dated
Condition: good
Year Built: 1994
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
10.66
Visual Appeal
8.8
Ownership Security
13
Location
8.4
Land & Space
2.82
Rental Demand
3.83
Payback Speed
0
STR Suitability
3

Description

Apartment located in a privileged location, with excellent sun exposure, on the first line of Avenida Beira Mar. Located in a building with two elevators and accessibility for people with reduced mobility, as well as a parking space in the garage. It has a balcony in the bedroom and living room. For beach lovers, this

Location

📍 37.1047°N, 8.3696°W

· Silves, Algarve, Portugal

View on EQUIPA FERNANDO SANTOS imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T1 flat, Av. Beira Mar, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 2.0% net return annually.

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The Investment

Brixfox Score51
GradeC+
Brixfox Intelligence
51C+Moderate
Score Breakdown
ROI & Yield56%
Capital Growth54%
Risk Profile53%
Market Demand51%

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
+5.8%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$64K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.0%
$630/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
15 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
48.9 yr
Rental only

Property details

Year built: 1994
Energy: D
Condition: good

Description

Apartment located in a privileged location, with excellent sun exposure, on the first line of Avenida Beira Mar. Located in a building with two elevators and accessibility for people with reduced mobility, as well as a parking space in the garage. It has a balcony in the bedroom and living room. For beach lovers, this

Income Breakdown

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Nightly Rate (ADR)
$113/night
50% ($52)Brixfox estimate($113/night)200% ($208)
Occupancy
38%
10%Brixfox estimate(38%)100%

Short-Term Rental

Yearly income
$7,558
Airbnb data$113/night · 38% occupancy
Rental income
$113/night · 38% occ.
$15,778
Running costs (20%)
Utilities, cleaning, maintenance
-$3,156
Income tax (10%)
Indonesian rental income tax
-$4,418
Property tax
Annual property tax
-$647
Net income
2.0% ROI
$7,558

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$369,565
IMT (transfer tax, investment schedule)$16,337
Imposto de Selo (stamp duty)$2,957
Notary & registration$1,359
Legal / due diligence$5,543
Total acquisition costs$26,196
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$2,451
($1,337–$3,565)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$412,886

Gross yield (asking)

4.3%

True gross yield (all-in)

3.8%

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.

$1.6M$1.2M$824K$412K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 302x ReturnToday: $340K
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.
2x return
Year 14: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$414K
+22%
Rental Income
+$37K
Total Position
$451K
+33%
5.8%/yr
Year 10
Capital Value
$503K
+48%
Rental Income
+$80K
Total Position
$583K
+71%
5.5%/yr
Year 20
Capital Value
$745K
+119%
Rental Income
+$187K
Total Position
$932K
+174%
5.2%/yr
Year 30
Capital Value
$1.1M
+224%
Rental Income
+$331K
Total Position
$1.4M
+322%
4.9%/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
Weak
2.0% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$104 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 2.0% 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.
2.2%
$668/mo
40% occ.
2.9%
$908/mo
38% occ.
2.8%
$867/mo
current
48% occ.
3.6%
$1,107/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.