T2 flat in Rua das Embarcações, Armação de Pêra, Silves
T2 flat in Rua das Embarcações, Armação de Pêra, Silves — image 2T2 flat in Rua das Embarcações, Armação de Pêra, Silves — image 3T2 flat in Rua das Embarcações, Armação de Pêra, Silves — image 4T2 flat in Rua das Embarcações, Armação de Pêra, Silves — image 5
Grade Bapartmentmid-range

T2 flat in Rua das Embarcações, Armação de Pêra, Silves

Silves · Central Algarve ·

€450,000

Asking Price (EUR)

4.2%

True Net Yield (Owner, all-in)

2.9%

True Net Yield (Managed, all-in)

6.4%

True Gross Yield

46%

Occupancy

Projections — conservative (data maturing)

Our Airbnb calendar dataset started 1.9 months ago and is currently at 16% maturity. Yields shown apply a conservative calibration (realised-ADR factor 0.75, occupancy cap 67%) that auto-fades to full fidelity by April 2027.

Projected Gross Revenue: €33,226/yr
Average Daily Rate: €198
+10.0% vs area baselineModern/contemporary style (+12%), No pool (-12%), Has view (+10%)
Payback Period: 16.8 years
5-yr Capital Value: €591,293
10-yr Capital Value: €719,399
Brixfox Score: 63.8 / 100
Comparable Properties: 68
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.

€515,890

+14.6% over asking

Asking price€450,000
IMT — Property transfer tax (investment schedule)€23,830
IS — Stamp duty (0.8%)€3,600
Notary (escritura)€1,000
Property registry€250
Legal fees (~1.5%)€6,750
Total acquisition costs€35,430
Renovation (est. €55/m² × 102 m²)
Light touch-ups — paint, fixtures, deep clean.		€5,610
(€3,060–€8,160)
Furnishing & STR launch (2bd × €4500 base, mid-range tier)
Furniture, appliances, electronics, linens, AL licence setup, launch photography.		€24,850
All-in investment (incl. renovation & furnishing)€515,890

Gross yield (asking price)

7.4%

True gross yield (all-in)

6.4%

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: 2
Bathrooms: 2
Building: 102 m²
Style: contemporary
Condition: good
Energy Certificate: C
View

AL Licence Status Unconfirmed

AL licence status unconfirmed — verify before purchase

Design Features

ocean-view balconylarge sliding glass doors

Score Breakdown

ROI
16.93
Visual Appeal
11.8
Ownership Security
13
Location
8.4
Land & Space
4.04
Rental Demand
4.6
Payback Speed
2
STR Suitability
3

Description

Well preserved flat, with an unobstructed view over Armação de Pêra Beach. Property with two bedrooms, with a spacious balcony to the south to enjoy the sea view and sunset. The flat consists of: - Distribution hall - Equipped kitchen with access to balcony - Common room with access to balcony - Full bathroom with sh

Location

📍 37.1056°N, 8.3685°W

· Silves, Algarve, Portugal

View on City Home Imobiliária →Also on Idealista.pt
Idealista.pt
Silves / Central Algarve

T2 flat in Rua das Embarcações, Armação de Pêra, Silves

Inventory
2 Beds
Bathrooms
2 Baths
Built Area
102 m²
Land Plot
0 m²
Tenure
Freehold
Yield Curve Status

Grade B investment — short-term rental yields 5.0% net return annually.

Go to Source via Idealista.pt

The Investment

Brixfox Score64
GradeB
Brixfox Intelligence
64BStrong
Score Breakdown
ROI & Yield70%
Capital Growth67%
Risk Profile66%
Market Demand64%

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%
+$84K in 5yr (+19%)
Estimated monthly net income after deducting management fees, operating costs, and taxes.
ROI Nett Rental Income
5.0%
$2,023/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
20.1 yr
Rental only

Property details

Energy: C
Condition: good

Description

Well preserved flat, with an unobstructed view over Armação de Pêra Beach. Property with two bedrooms, with a spacious balcony to the south to enjoy the sea view and sunset. The flat consists of: - Distribution hall - Equipped kitchen with access to balcony - Common room with access to balcony - Full bathroom with sh

Income Breakdown

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Nightly Rate (ADR)
$288/night
50% ($133)Brixfox estimate($288/night)200% ($530)
Occupancy
46%
10%Brixfox estimate(46%)100%

Short-Term Rental

Yearly income
$24,276
Airbnb data$288/night · 46% occupancy
Rental income
$288/night · 46% occ.
$48,330
Running costs (20%)
Utilities, cleaning, maintenance
-$9,666
Income tax (10%)
Indonesian rental income tax
-$13,533
Property tax
Annual property tax
-$856
Net income
5.0% ROI
$24,276

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$489,130
IMT (transfer tax, investment schedule)$25,902
Imposto de Selo (stamp duty)$3,913
Notary & registration$1,359
Legal / due diligence$7,337
Total acquisition costs$38,511
Renovation (~$60/m²)
Light touch-ups — paint, fixtures, deep clean.		$6,098
($3,326–$8,870)
Furnishing & STR launch
2bd × $4,891 base + appliances, electronics, outdoor, licence, photography, linens.		$27,011
All-in investment$560,750

Gross yield (asking)

9.9%

True gross yield (all-in)

8.6%

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.

$2.9M$2.2M$1.5M$725K$0Yr 0Yr 5Yr 10Yr 15Yr 20Yr 25Yr 30Paid back2x ReturnToday: $450K
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 16: 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
$547K
+22%
Rental Income
+$119K
Total Position
$666K
+48%
8.2%/yr
Year 10
Capital Value
$666K
+48%
Rental Income
+$256K
Total Position
$922K
+105%
7.4%/yr
Year 20
Capital Value
$986K
+119%
Rental Income
+$600K
Total Position
$1.6M
+252%
6.5%/yr
Year 30
Capital Value
$1.5M
+224%
Rental Income
+$1.1M
Total Position
$2.5M
+460%
5.9%/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
Average
5.0% annual return
Occupancy
Average
46% average occupancy
Nightly Rate
Strong
$265 per night
Visual Appeal
Good
7/10 instagrammability
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $265 — positioned in the top tier
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.
4.3%
$1,769/mo
40% occ.
5.8%
$2,382/mo
46% occ.
6.7%
$2,748/mo
current
56% occ.
8.2%
$3,361/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.