T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves
T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves — image 2T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves — image 3T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves — image 4T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves — image 5
Grade C+apartmentbudget

T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves

Silves · Central Algarve ·

€270,000

Asking Price (EUR)

2.1%

True Net Yield (Owner, all-in)

1.4%

True Net Yield (Managed, all-in)

3.2%

True Gross Yield

38%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.4 months ago and is currently at 12% 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: €10,581/yr
Average Daily Rate: €77
Payback Period: 31.1 years
5-yr Capital Value: €354,776
10-yr Capital Value: €431,639
Brixfox Score: 53.6 / 100
Comparable Properties: 61
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.

€329,907

+22.2% over asking

Asking price€270,000
IMT — Property transfer tax (investment schedule)€9,897
IS — Stamp duty (0.8%)€2,160
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€4,050
Total acquisition costs€17,357
Renovation (est. €350/m² × 83 m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		€29,050
(€20,750–€37,350)
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)€329,907

Gross yield (asking price)

3.9%

True gross yield (all-in)

3.2%

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: 83 m²
Style: dated
Condition: fair
Year Built: 1995
Energy Certificate: D
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Score Breakdown

ROI
11.56
Visual Appeal
10.2
Ownership Security
13
Location
8.4
Land & Space
3.66
Rental Demand
3.79
Payback Speed
0
STR Suitability
3

Description

Excellent apartment on the 10th floor, just 100 meters from the beach. With generous areas and plenty of natural light, this property stands out for its 3 balconies, which allow you to enjoy completely unobstructed views and sea views. The living room and kitchen, both with access to a balcony, offer a welcoming and f

Location

📍 37.1041°N, 8.3668°W

· Silves, Algarve, Portugal

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Idealista.pt
Silves / Central Algarve

T1 flat in Rua das Embarcações, 12 a, Armação de Pêra, Silves

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

Grade C+ investment — short-term rental yields 2.6% 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
+6.4%
Per Year (5yr avg)
Annualized projected property value change based on historical area appreciation rates (5-year average).
Capital Growth
+3.8%
+$51K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
2.6%
$636/mo
Estimated time for the total investment value (equity + accumulated rent) to double.
100% Profit
14 yr
Combined
Number of years to fully recoup the initial purchase price using only net rental income.
Payback
38.5 yr
Rental only

Property details

Year built: 1995
Energy: D
Condition: fair

Description

Excellent apartment on the 10th floor, just 100 meters from the beach. With generous areas and plenty of natural light, this property stands out for its 3 balconies, which allow you to enjoy completely unobstructed views and sea views. The living room and kitchen, both with access to a balcony, offer a welcoming and f

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
$7,628
Airbnb data$113/night · 38% occupancy
Rental income
$113/night · 38% occ.
$15,658
Running costs (20%)
Utilities, cleaning, maintenance
-$3,132
Income tax (10%)
Indonesian rental income tax
-$4,384
Property tax
Annual property tax
-$514
Net income
2.6% ROI
$7,628

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$293,478
IMT (transfer tax, investment schedule)$10,758
Imposto de Selo (stamp duty)$2,348
Notary & registration$1,359
Legal / due diligence$4,402
Total acquisition costs$18,866
Renovation (~$380/m²)
Cosmetic refresh — flooring, paint, bathroom & kitchen updates.		$31,576
($22,554–$40,598)
Furnishing & STR launch
1bd × $2,717 base + appliances, electronics, outdoor, licence, photography, linens.		$14,674
All-in investment$358,595

Gross yield (asking)

5.3%

True gross yield (all-in)

4.4%

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.

$1.4M$1.0M$696K$348K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $270K
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 26: rental income alone has repaid the full purchase price.
2x return
Year 13: total gains (capital + rental) have doubled your initial investment.
Year 5
Capital Value
$328K
+22%
Rental Income
+$37K
Total Position
$366K
+35%
6.3%/yr
Year 10
Capital Value
$400K
+48%
Rental Income
+$80K
Total Position
$480K
+78%
5.9%/yr
Year 20
Capital Value
$592K
+119%
Rental Income
+$189K
Total Position
$780K
+189%
5.4%/yr
Year 30
Capital Value
$876K
+224%
Rental Income
+$334K
Total Position
$1.2M
+348%
5.1%/yr

Location

Silves

Central Algarve, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.6% annual return
Occupancy
Weak
38% average occupancy
Nightly Rate
Average
$104 per night
Visual Appeal
Average
4/10 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 2.6% 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.
2.8%
$681/mo
40% occ.
3.8%
$922/mo
38% occ.
3.6%
$871/mo
current
48% occ.
4.5%
$1,112/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.